Hey Michelle, what I would say is to keep calling that list.I like pulling expired leads, pre- foreclosures , and probates at the moment so I can do creative deals!

Any creative programs out there?

I think most people wanting to break into investing are finding the current interest rate environment very challenging, but there's no reason not to use creative financing.

Networking will boost your creative juices and motivation. 

I was thinking of speaking with a LL attorney from the state to see what advice they may have for me.Is there anything that you incorporate into your lease whether that it is provisions for insurance/liability shifting?

On the flip side, this has presented some opportunities for the creative real estate investor as well.Some news story links and a snapshot of what has happened to prices in my city.https://www.cp24.com/news/video-shows-massive-fire-that-destroyed-under-construction-homes-in-burlington-1.6671785https://www.thestar.com/real-estate/toronto-area-buyers-are-walking-away-from-deposits-on-new-homes-some-losing-as-much/article_db451c58-5c4b-5269-8510-17095d5496e1.html

Understand that the #1 criteria that an owner looks at is percentage, so, for a PM to make up the difference of smaller commission they get creative with fees.

The truth is, you'll need some initial capital regardless of your venture unless you're experienced in negotiating and leveraging creative financing opportunities.

I am a greenhorn and looking for advice on creative ways to come up with financing.

They may only be able to use 3% or 4% of the loan amount depending on the loan type, but getting creative may appeal to a different buyer than you've been attracting so far.