Which means you need to bring more money to the table, if say your replacement property is $3.5mm.Not recommending you do this.  

The combination of lower down payment + seller credits can dramatically reduce the cash you bring to the table.

When someone brings capital to the table, especially a business owner like your uncle the conversation has to start with expectations, not the property.Section 8 single-family homes will produce reliable cash flow, but you’re right: splitting $500/month isn’t usually enough to get a capital partner excited, especially when there are management responsibilities and long-term maintenance to consider.

I’d focus heavily on:Building relationships with private lenders and partners.Becoming excellent at finding deals and analyzing numbers.Capital always shows up for people who consistently bring strong deals to the table.

If house hacking is off the table, the two paths I see work most often are:partnering with someone who has capital but needs hustle, ortaking on value-add projects where sweat equity creates the spread (small BRRRRs or light flips).If I were starting over, I’d focus on learning how to find and evaluate deals.

I brought the deal to the table What made you interested in investing in this type of deal?

It’s amazing how fast people move once there’s money on the table—just not when the seller actually needs them.

What I think is nuts, is when a promoter says you can buy a house off the MLS for full price, borrow the closing cost money from a "gator lender", close on the kitchen table using SubTo., and hide title under a trust.  

I have countered offers asking the buyer to switch from an internet lender to a local lender before that’s how much I don’t trust them to get the deal to the closing table. 

I was about to close on my first DSCR loan but walked away from the closing table when presented with the note and mortgage.