Most of the legit investors I know won't buy those deals out of principle, regardless of terms. 

You can contribute by finding deals or managing properties in exchange for a share of the profits.Lease Options: Control properties without owning them by renting with an option to buy, and potentially sublease for profit.Owner Financing: Buy properties directly from sellers willing to finance, bypassing traditional lenders and often requiring less upfront money.REIGs: Join real estate investment groups to pool funds with others for property investments.For a more hands-off approach, investing in turnkey properties in growing markets with minimal upfront investment would be ideal (like in the Southeast and Midwest of the country).

It is a show of faith that you WILL go through with buying the property yes?

@Shiloh LundahlHi Shiloh,I am not buying a property. 

If anything just buy motivating buyer lists or VA until you build your own buyers list.

Instead of buying existing properties and rehabbing them, the idea is to partner with a builder who constructs new rental properties, then refinance and rent them out. 

The property manager we work with offers reasonable rates for this service and will take care of inventory management, leasing, maintenance, and overall property management.Always buy a property that would also be a good long-term rental.

Location is key, so buying in the best neighborhoods is your best bet for solid appreciation.

In terms of buying vs. selling - it really depends on your situation and what your goals are. 

If you really hustle and are smarter than the average bear, you may make enough money that you can buy an investment property.