Myself I used my own internal funds to prove my model.

The Fund gets a first lien on the property.

Hey, Has anyone here invested in passiveinvesting.com's PIC5 car wash fund? 

Very happy with them overall, but the costs/fees can be higher than others (but he said the funding was very competitive/consistent).

Those funds are not mine until there is a sales settlment, or default or refund to the buyer. 

"Master Group", "Winners Circle", or whatever - where they will promise to hold your hand, find you deals, find you money, find you whatever you need - all for the low low price of (in my case) $45,000 for a 2 year membership.  

If you’re just looking for money to fund deals and you’re thinking the source could be IRA money then it shouldn’t make too much a difference to you whether the investor uses their personal funds or IRA funds.

Also, conventional lending will NOT allow you to get gift funds OR borrow unsecured funds to help fund a down payment on an investment property.

I have absolutely no funds myself.

The problem with using credit card funding is it destroys your DTI and thus lowers your credit score.