Putting funds out is something I dont want to do

[Anthony Testino]

Are there any lenders who really fund a project before work is started?

[J Scott]

Something you don't want to do or something you can't do?

If you just don't want to, get over it.  Fund your first deal or two yourself, get some experience, build a portfolio of successful projects, and then lenders will be more willing to lend to you.

If you can't put up the funds, I would recommend either getting a decent down-payment (20-40%) from friends or family, or finding another investor to partner with on the deal (he puts up cash, you put up equity), or worst case, wholesale the deal.