New investor needing help financing first deal

[Patrick Barker]

  I'm new to the exciting world of real estate investing.  My wife and I purchased our first house 6 months ago, 1 unit in a triplex with the plan to move out after a year and rent it out.  The two other units are owned by a local bank, 1 is unfinished (no flooring, appliances, electrical trim, etc...) and the other unit has been finished and on the market for a couple of months.  My guess is the bank doesn't want to finish the last unit until they sell the finished one.  I would like to submit an offer that includes both units at a price that will make it a smart investment.  

  The only problem is I don't know how to submit an offer when I don't have a pre approval or poof of funds.  I don't have enough cash on hand for a large down payment, one idea is hard money or partner with a family member.  But I don't actually have the deal, and I can't possibly get the deal without funds.

  Please lend me any advice or ideas!