Eli,If I were you I would look into Subject Two, Land Contracts on Properties that are free and clear and Raising Private Money!

I am actually doing a flip right now and hard money lender isn't the easiest to give us a loan for the rehab (draws verse pulling all at once, which is normal).

Account Closed You can do automated lead generation in several ways, depending on whether you're looking for seller leads, buyer leads or private lender leads.Seller Leads: (1) Lead Swiper (online lead search with dozens of targeted searches), (2) Instant Leads -- direct access to listed properties nationwide with a click (3) OfferBot, automated offer making software (I use this every day) (4) Direct Mail Connect (upload your own list or use lists out of Freedomsoft) -- my team manages a ton of direct mail in my real estate business using this, (5) SMS lead generation (I use this every day)...and that's just scratching the surface.Buyer Leads: (1) Nationwide Cash Buyer database (millions of buyer records at the click of a mouse) -- including buyer name, address and all property addresses they've bought including closing dates and prices paid

Some investors use conventional loans, while others use private lenders, hard money loans, or partnerships.

@Brian Rocha  Hi Brian---I just sent to you a private message.

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Cash invested: $65,000 Sale price: $97,000This property was a very early lesson learned in private mortgage financings for me.

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow. 

Several options you can explore to get the down payment capital: Solo401k; HELOC on personal residence or from equity of the SFR; Cash Value Life Insurance Policy; Business Credit; Private Lenders, to name a few.

Myself and a friend are looking to get into investing in buying hold single-family homes. She would be putting all the cash down for the property and I'm a contractor and would take care of all of the rehab work along...