Real Estate Express, Kaplan, and The CE Shop offer online licensing courses with continued education, including investment and creative financing topics.

Now they write the offer and send it online.

(a) A person may acquire an option or an interest in a contract to purchase real property and then sell or offer to sell the option or assign or offer to assign the contract without holding a license 

They often come with fewer complexities than multi-family (especially as a first investment) and can offer great appreciation and cash flow opportunities.

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@Loren Becker You didn't notify the seller of the assignment until after the offer was accepted ?

Thus, your profit margin is lower (than the all-cash offer), but your ROI is higher.Putting more than 20% down might reduce your monthly payment and debt-to-income ratio, but it also ties up more of your capital, limiting flexibility.

Happy to talk through your current situation and offer advice or contacts if needed. 

Alternative options include offering a significant down payment, a lease-option agreement, a joint venture, or a deferred closing to align with John's timeline.

It was sitting on the market for a few months so I offered well below listing price and the rest is history!