@Derek Heinz you might be better off finding a major fixer-upper, getting a hard money loan (HML) to acquire it. 

If it’s going to be more than the one day loan we actually structure it the same as a regular hard money loan.if it’s a true double close, process is super simple.

Real estate investing is forgiving; the average person can still make money even with some big mistakes.

@Vinny Muli - I'm working on using a HELOC to pull money out of a few SFR I have in an LLC name.

It will be very interesting to see how this plays out for first time home buyers that don't have money to pay a commission to buyers agents.   

When all the dust settles, and the  person searching is tired and discouraged and gives up, Jerry may not have bought  a single lot, but he's made some money from the training he sold you, which was his main goal from the beginning!

Josh buddy, you didn't even have the money to buy this one.

Many details could affect whether you are entitled to this money back or not.

So we don't have a lot of money to start with.

In 2019 my occupancy for the year was above ideal but i like money too much to turn away bookings.