They simply do Fannie, Freddie, FHA, VA, and USDA loans.

My company is licensed in 31 states for owner occupied loans (check my profile) and I can lend in 45 states for business purposes loans (nonQM and dscr loans).

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

If you need some connections, I run the most active group of small landlords in the city and have a network of connections that you could potentially leverage.

Purchase price: $302,500 Cash invested: $5,000 Utilized VA Loan for a House Hack for my first Rental Property.

Insurance was really created for catastrophic events (fire, flood, etc) not for small claims.

What they will offer you is an appliance package, or closing cost help, or a low fixed rate loan. 

Proper bookkeeping will help keep track of who has what dollar amount invested into the property in case of a buyout or a death.  

I know a lender that does 15% down on investment loans.

We've utilized the VA loan for our current home, and this strategy has worked well so far.