Thank you all for your replies 

My apology, I am not sure who I am replying to on this thread but for the past 15 years full time I have always funded my short sale purchases with a private lender. 

@Shayna HatcherHi Shayna,I didn’t read all the replies so, sorry if this was mentioned.

Here is one link with 100+ replies, plenty of other posts.https://www.biggerpockets.com/...

As mentioned by another reply, there is a specific law ARS 33-1806.01 speaks to the matter.

I've decided to Jump in and try Rently for a month, they don't do contracts (thank God)  I paid $60 flat and with that comes two lockboxes shipped to me free and unlimited scheduling where they reply to all my emails from me and help prescreen tenants.

But is WORTH it if you can do the correct things and really learn how this works.Not sure if this is a spam since this user has 0 posts, but 6 replies just about Flipsystem.

@Dave Foster thank you for your reply.

So most likely a 1031 would not benefit you at all.Thanks for the reply Dave.It's too bad that if you profit $3M on an investment, you can't "rollover" $1M into another investment (1031) and then cash-out the other $2M and pay taxes (capital gains), for example. 

the simple reply to your question is they do not exist  except for very experienced repeat clients. someone with no experience or very limited experience is not going to get a true no money down HML..