Back to Step 1. My story.

[Aaron Phillips]

Hello BP, 

My name is Aaron Phillips, and I have been interested in getting into Real Estate for many years now. I am currently 21 years old, and took an interest in Real Estate my Freshman year of High School. The biggest drawback I had that prevented me from doing what I consider a "Dream Job" is lack of funds. I don't come from money whatsoever, my entire family has had to work hard to maintain a comfortable lifestyle. My credit isn't anywhere near great either, which is another drawback because in order to get a loan from a bank they expect 650+ Credit Score. 
- Side Note: I know Credit plays a huge factor in life in general, which is why I'm doing what I can now to build it up the best I can, but at this rate i'm still some years away from being where I need Credit wise. 

A few months ago I stumbled across Real Estate: Wholesaling. I thought it was magnificent. Low Risk- Little to no money startup costs. It was perfect, and seemed to be so fitting for me. I studied up on it, learned as much as I could about that area of RE, and jumped right into looking for some Wholesale deals thinking I could benefit well from it. 
-My endgame wasn't to Wholesale forever, my endgame was to build up the capital to invest into real estate, fix it up, then rent it out. 
The problem with Wholesaling is you will find TONS of information on how to do it, but little to no information on THE ACTUAL RISKS TO IT. 
It wasn't until recently I found out that my first Wholesale Deal, was going to be my LAST Wholesale deal. I was completely misinformed by the "guru's of wholesaling". I was under the impression that I could find a property that was a really good deal ($91,000 ARV - $15,000 Repairs - $10,000 Assignment Fee ) I got this property under contract for $37,500 and was going to list it for $47,500 making me an assignment fee of $10,000.
-Now as I stated above, I do not come from money, and I have bad credit. So I personally don't have $37,500 laying around.
I was under the impression that Wholesaling was You can find a really good deal like that, get it under contract, then assign that contract to a Cash Buyer. Now what happens if you can't find a Cash Buyer by the time the contract expires? Didn't think about this part much until I already had the contract signed. NO WHERE did I read that I would have to use PERSONAL MONEY to close on the contract costing me a total of $37,500 in which I don't have.. and when I let the Seller know that I would be sued for Fraud by Inducement!!! 

I came into Wholesaling trying to do it as ethically, and precisely as I possibly could. However, the way I was taught to do it was everything but ethical. 

After figuring out the BAD SIDE to Wholesaling, I am deciding as of today to not do it anymore and to move on to another way to get into Real Estate Investing. Luckily the Seller understood completely once I broke it down to him the way I am breaking it down to you all of BP, and VOIDED out the contract. 

Now I need your help BP.

My question is.. What is a more cost efficient way for me to get into investing, flipping, renting out, etc.. with little to no money for startup costs? 

I have heard a lot about HML, but it's a matter of finding the right one who'd be open to working with me through my RE Journey and getting me on the right path. I have done too much homework, and studying to give up now. I need your help, and advice on where I should begin to look to start my investing career. My endgame is to own 200+ properties such as Houses/Apartment Complexes/Duplexes/etc..

If you are someone who is looking for a motivated partner, who is willing to put their time, blood, sweat, and tears into Real Estate Investing, I'm your guy. I currently live in Parkersburg, West Virginia and I am a Cincinnati, OH native. I'd be more than willing to uproot if the opportunity is there.