how to cash out investor

[Scott R.]

Im having some trouble figuring something out in my market and my situation. I want to do owner financing stuff and create money in deals. Here is the problem.

I have no money of my own but have money from others that will invest with me so we can both profit. Problem is there are so many REO's here. No one is rightside up that is selling their homes so i cant have them owner finance me with a down payment from my investors.

Which means i need to buy them cash with my investors money, owner finance with a good down payment to someone, then some how cash the investor out eventually so we can do it againg but my credit isnt good enough to hold a loan nor my income. So i dont know how i would go about doing it without buying an REO and flipping it which i dont really want to do. I would rather finance it out and creat money to collect intrest on, but then i cant get the investor out! Any ideas or examples of what i can do here?