Down payment cash

[Jason Moran]

What am I missing here?!!??! Where is everyone finding the cash for these 25% down payments on investment property? I live in Modesto, California and you can't find a run down shack for less then $180K. My wife is a mortgage lender, and we have connections with both private and hard money lenders, but I just can't get my head around where newbies are getting the cash together for these down payments. Now I do admit there are a couple routes I am aware of, but not willing to take. HELOCs, cash out refi, credit cards, or borrowing from family. Anyone out there know of a creative finance secret to help me out? I do have 3 properties on my radar that could flip for profit but would never rent with positive cash flow.