Stock market is not a good place for money that your planning to use relatively soon and bond funds, CDs, and money market funds don't offer much ROI.

I want to put in an offer for a property, it listed on MLS for 120k, want to put in an offer for 70k but my agents said I would need the fund in my bank first.

They had held up my release of funds for over a week after signing while they waited for the invoice and then paid it and closed out my account the day they received it. 

Do you have any tips for who to contact for lending, or creative funding?

Another issue with respect to the source of the down payment is that while you can use gifted funds to purchase a primary residence with a conventional loan, you cannot use gifted funds as the down payment on an investment property with a conventional loan, to the best of my knowledge. 

Do you have funds to cover repairs and turnover... 

@Vanessa B. while this can certainly be done, I do not recommend development projects for a newbie.Too much risk and hard to get funding.

One idea would be for me to contribute 20% of the funds plus everything mentioned prior while he provides 80% but we split the profits 50/50 what are your thoughts and/or experiences?  

And you'll lose your sweat equity or whatever else you've put into it (maybe repairs funded from rents).

I have seen loan documents that were written so that the investor had no possible way to ever access insurance funds - but they still had to pay to repair the property.Here is how to tell if you are at risk you may not have been aware of.1.