You set your own payment terms with YOUR client and then find funding for them.The Capital Syndicate is a private lender firm that offers financing through their own company, but they also provide you with a list of about 150 other private lenders. 

Wondering if you have advice on me just being the bank, where I purchase a house and structure a rent to own with him and have him build up a 30% cash down payment and some equity and then me sell the house to him at a locked in price.  

FHA loans can be a good option here, allowing you to put down a lower down payment.## NetworkingNetworking is key in real estate investing.

Consider looking into FHA or conventional loans with lower down payments to maximize your cash.

You can even plan vacations that are written off if using the sandwich method by doing work on Friday and Monday for real estate and the weekend is there so you do vacation stuff so all lodging and travel can be written off. 

You can live in one unit and rent out the other for little to no down payment.

True re the prior poster, re this helping the seller save their credit, if you buy sub-to you will dramatically raise their FICO since the mortgage will show on-time payments.  

@Jaycee Greene I wouldn't have the funds for the down payment. 

The other method is to use a “safe harbor”, i.e., the specific procedures laid out by the SEC in Regulation D.  

. - Fortunately, our transparent systems allowed the owner to catch it:)- Full transparency - we would have never caught this honest mistake:(An owner also needs to be involved to approve & fund large expenses: maintenance, property tax & insurance payments (if they want to be more hands off), evictions, etc.A great PMC should also have a chat with you annually about your future plans for a property and your portfolio.