With that said, I would prioritize finding money and getting pre approved (hard money, private money etc), then getting on a list to receive properties so you can get comfortable seeing what is available in your area, different price points, and running numbers.

I am a truck driver, and I team drive with my girlfriend. 

I’m trying to build momentum so it looks like hard/private money and/or equity deals is going to be the sweet spot for that, i’m just trying to avoid putting 20% down with a conventional because i’d still like to have reserves for my other rentals as I grow and I want to have as little money of my own in the deal as possible.

I'll send you a private message  

In a pinch you could use private money or hard money loans to purchase a deal. 

It wasn’t as if I hired a private investigator, I literally typed in her name and it was all there for the world to see.

I had riskier loans like commercial, private and seller-financed.   

It would bode well for you to dig deeply into this before putting any real wheels in motion, as you'll be dealing with OPM and have a high level of responsibility and (therefore) risk.The book by Matt and Liz Faircloth on Raising Private Capital would be a prudent read. 

Non-QM/private mortgage lenders typically have 3 months seasoning for cash-out, but if you pay cash, they require 6 months.As for the term "harder" to cash-out of a condo... kind of.

@John SmithUntil 1982, private offerings, which are exempt from SEC regulations concerning investment offerings in general, were accomplished relying on the general exemption for private offerings.