The rest is in cash, small business ventures, and various other publicly-traded securities.  

Creative financing is lease options, seller financing- they're the bank, partnerships, Joint Ventures.  

I have some capital to invest and want to start a joint venture.

I dont have a team in the other certain states I would like to venture into and ideally would really like to see in person and have just a drive instead of a flight to a property.  

Hello Everybody,Im in research mode before venturing out and finding my first deal.

See if you can Joint venture to more quickly get over the fear.

Is joint ventures our only option?

Some commercial property secured notes can justify higher interest rate if the cash flow is there and the venture is well managed just like a HMLBalloon payments- If it appears the borrower will not be able to refinance a balloon payment, most note investors will only by the payments leading up to the balloon or price as if the note continues to amortize out without the balloon.Property value must equal true/real market value.

I really want to venture out.

All the best on your real estate venture!