Originally posted by @Colin Smith:
You could consider wholesaling as a start to build up capital. Or see if you can partnering up with someone on a deal. House Hacking is another option if you're willing to live in your investment.
You need something to be able contribute towards a deal whether it is money, time, or possibly a good credit score. You could partner up with someone who has the money but a bad credit score.
Good luck!
Great advice here by Colin.
You could also try rent to own or subject to. Basically, you find homes where the owner owes what the property is worth or more than what it's worth. They are stuck in that they cannot sell it through a real estate agent because they will end up owing money at the closing table. Often, you can find these types of underwater properties by looking through real estate expired listings. I have not done this type of investing myself but I have talked to a couple of people who seemingly use this strategy successfully. The good part is that you won't have to come up with much money down. Maybe enough to help the seller move. The bad part is that you will likely be paying full or above market value on the property. But as long as it's cash flowing with a tenant, I don't see that as being a problem. Just make sure to have an out if the property cannot rent.
Again, I'm no expert on this but if you do some research, you may find out more about this topic.
