Provide them proof of your ability to find, fix, flip (or whatever strategy you plan to use), and then start with small amounts of their money.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

What are some cities that might provide cash flow, but remain affordable?

Inconsistent Cash FlowUnlike traditional jobs, real estate doesn’t provide steady paychecks.

If it is someone you know you can give them a straight return as if its a loan - can provide a lower interest rate to provide upside - it really depends on the lender and what are they concerned with and what is their risk profile. 

It's an education that Harvard, Yale or Stanford can not provide and it's FREE! 

Ive asked them to provide Renter's Insurance.

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.

Wouldn't hurt to consult a tax pro just to make sure there isn't a more tax effective strategy but I don't think lending provides any tax shelter.

If you want to know what I coach or my program, a simple Google search will provide the information.