Best of luck in your Real Estate ventures!

@John MarinoYou can be a real estate operator instead of investor without using banksLow equity deals, buy subject to or wrap aitd , exit strategy lease or lease to ownLow equity deals,lease to own and then assign for a feeMinor rehabs, do a joint venture with the seller instead of a wholesale, use private money for the minor rehab, create a note for the seller table for months after the rehabFree and clear houses, learn about installment sales at IRS.gov, offer 105% of FMV but get  the payment of installment sale low, search imputed interest table on the IRS site, show the seller that installment sale private mortgage is a way for them to further their retirement plan, and the payment can survive their death, payment can go to their heirs or to a charityThere are more things you can do without banks :)@Josh Caldwell

Wishing you success on your real estate venture!

@Marvin McTawThank you for the props@Nathaniel GordonFor 30 years I've always thought about, "I'm not gonna make any money if the seller doesnt make any money"Wholesaling many times the seller gets screwedSome rules of thumb:Minor rehab, under 15% of ARV in rehab cost, 1. show the 70% of ARV minus rehabThen 2. show joint venture with the sellerFormula isAdd up the following, costs to sell + rehab costs + private lender money interest + your joint venture fee of 10%Subtract those from your ARVIf you do both calculations, most the time on mild rehabs, the seller makes more moneyMany times the difference is alot :)The biggest reason is you don't have any holding costs 

My spider senses tell me that the majority of your opinions would reject any premarital joint venture.

Good luck on your venture

Believe me its a thankless job and I would venture to say most agents work countless unpaid hours.

I'm focusing on other RE ventures right now.

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

Welcome Charles, Your background is sure to be an asset in your new business ventures and to this BP community.