Out of pocket expenses. Why is no one talking about

[D Higgs]

Through my time researching, especially nowadays, repeatedly I have come across articles, YouTube videos, books, ebooks, blogs, etc etc on investing in REI with 'little to none' of your own money. Discussions around hard money, private money, and conventional loans are discussed. However there seems to be MANY fees/costs where the investor will be responsible for...? Or at the very least, (1) consider getting a loan to cover these expenses and/or (2) be mindful of these unexpected costs throughout the project.

Pre-Deal

Marketing fees, training, learning market, travel time including gas mileage, costs for purchasing legal forms & contracts, fees to start an LLC

After Rehab Deal is Accepted

HML origination fee, HML points, Buyer closing costs, down payment, title company, local taxes (transfer tax, prorated property tax,etc)

After Buyer Closing

Dumpster rental & permit from town, buiilding permit for construction, monthly holding costs to pay back HML, homeowners insurance, repair expenses prior to being reimbursed from HML, Marketing fees to promote 'coming soon', dream team fees such as CPA, attorney, and fees to pay for the SOW inspection

Seller closing

Seller contributions, agent commissions, prorated property taxes, title company, attorney fees 

[Jonathan Greene]

All that means is that you are getting your advice from the wrong people. Sometimes when you are looking for things like "how to invest with no-money down" you will find people telling you how easy it is. That's their play. But there is nothing for free in real estate. Reputable investors, agents, and coaches will all tell you to have a ton of reserves in play and will list for you all of the fees. This may not apply in your case, but for many new investors they get so focused on how to become one that they ignore the red flag signs of where extra money has to go in, but they are also told that, as you said, by countless "experts" who aren't there to help them (you), they are there to sell you a class.