No Money Down Multi-Family Investing?

[Jerry Kisasonak]

We are currently buying lots of single family homes using private money for purchase and rehab costs and then we're refinancing out with bank money at 75% LTV. In short, we're doing no money out-of-pocket investing, and are having good success with it. However, to reach our income goals we will need to look at purchasing chunks of units at a time - buying small apartment buildings.

So here's the question: What are the creative ways to get this done with no money out-of-pocket like we are doing with single-family homes? I often used to say things like "That's impossible!" But over the years I've bumped into people who are doing that "impossible" thing. Basically, I've learned that I don't know what I don't know, so it's best to stay open-minded to avoid boxing myself by holding a rigid belief system that may be something totally self-created. So... any ideas? Thanks in advance!

[Arlan Potter]

@Jerry Kisasonak 

We just bought 32 unit complex. actually 8 quads, 6 in one place and 2 in another location.

70% bank, 20% seller, 10% me. and the 10% me actually was from some private investor money that I got mortgaging some of my free and clear rental homes.

So technically 0% of my personal money.

I am like a lot investors, tons of equity - no cash. If I had any cash, it would get spent pretty fast.