Sellers rarely mind the low deposit and extended closing period due to the nature of the property, or at least they can be made aware of the fact that their lot has issues that will take MY time and MY money to solve and then they come around.My terms on the flip are: Minimum 10K spread between purchase and flip value.  1-2K deposit upfront to hold the property for 7 days then the deposit becomes non-refundable after the 7th day and the buyer has the same amount of time that I originally negotiated with seller typically 8-12 months(its a purchase contract but because of contingencies its essentially an option).  

I can't remember the cost, not too bad, but no phone callsI sent out 1,000 mailers (letters) I designed in envelopes a week for a couple of years and made a ton of money buying properties using "creative finance" some call subto.

I’m a young investor and have no money.

Many property owners rented, and decided not to rebuild, but to sell their homes and use the money to invest, travel, etc., staying in rentals.

With that money - I am using it to invest using the BRRRR method. 

At no time was I informed that what I was doing was going to cost money.

I have purchased the following books:ABCs of Buying Rental Property The ABCs of Property Management The ABCs of Real Estate Investing The Advanced Guide to Real Estate InvestingThe Book on Investing in Real Estate with No (and Low) Money DownWhat order do you recommend reading them in?

As Grant Cardone used to say,  "who has my money."

This might not reduce your taxes, but it's a better use/return for your money than paying down a 4% or 5% mortgage. 

Final Thoughts: If the deal is really solid, raising the money will be the easy part—capital always flows to good opportunities.