Raising Capital Suggestions?

[Robert E.]

Hello!  I'm new to Real Estate Investing, and I want to get more involved here in BP.  I have a question that I haven't seen here in the Starting Out forum. 

Some backstory: I work for a large corporation here in Central Florida, working 40 hours a week with a little overtime. I'm unable to put enough aside per month to put toward an initial down payment on an income producing property. Townhomes and SFHs dominate the market where I live (other than dedicated apartments), and they cost anywhere between 160-250k for a townhome and 200-350k for a SFH.

Anyway, I want to get my first buy-and-hold property and rent it out, but I have no start-up capital.  I'd prefer to pay for the home with cash (wouldn't we all?) to maximize cash flow to put toward more properties.  I have the time, RE license, interest, and passion to be successful, but I do not have the capital to take that initial leap.   

To raise capital, whether for a down payment or a full purchase, what sources do you wonderful people suggest are most viable?  What kind of partnership would you recommend if I can convince someone to front the cash for the purchase/down payment?  Just spit-balling, but maybe give them 25% of monthly cash flow, and 75% of profit (or whatever is attractive and agreed upon) if I decide to sell the house?  Or something like that. Or would Crowdsourcing be viable for that first purchase?

If this question has been answered, please direct me to that thread or guide.  Thank you so much for your time!!

R