This often means a smaller down payment and lower monthly payments compared to a traditional bank loan, especially since the seller may not be tied to the high interest rates banks are offering.Another option is a land loan from a local credit union or bank.

So the Janitor usually wins, defined as making more passive income than your expenses, because his expenses start off so low and stay low.Unfortunately, after you play it a while, you get to know what to look for, like when that one stock becomes available for, I forget, $3 or something ...

@Otis Clayton You say "I am at the point that I want a partner with some cash and credit to refi the deals I get from marketing and talking to sellers"Based on that you are looking for someone who has cash and credit, wants to invest/benefit from real estate but does not have time to find deals.Look for someone like that, be clear on their role and your role.

By the way, credit card expenses count when charged, not when the credit card bill is paid.Buy more stuff.

@Tar-U-Way BrightYou can use the LLC to set up business bank accounts and business credit cards.

On one hand, there're a number of legitimate tax deductions, credits, and loopholes that are not well-known.

He would also not need any private money lenders to close these transactions -- his bank would be dying to give him a commercial line of credit. 

Our only debts are a 2.875% mortgage with a balance of $124k only paying $897/month on an appraised value of $325k, daily driver car of $370/month, and use a credit card for monthly expenses, but pay the balance off with every pay check.

They can choose to leave and you can both sign an agreement to terminate the tenancy, or, you are going to file for eviction and it will probably wreck their credit. 

So, you, as an individual, may not get to the same rate that a MASSIVE national builder can...but you can certainly offer credits to the buyers to help buy down the rates.