Totally kills the deals around here, plus I don't want to take the risk that I can't refi later.If HML is cost prohibitive then you can consider some creative approaches like Seller Financing or Subject To. 

Our first step was to incorporate a bunch of LLC's through an affiliate company lf theirs called NCH.

Decided to get creative and just took out a HELOC (closed yesterday) that I'll be using as a down payment to purchase my first buy & hold with.

If not, they may be willing to come up with other creative financing (construction-to-permanent, etc).  

I want to start Investing creatively.

(Obviously you have not met me so this is a bit of Catch 22 and extremely strange for me to be talking about myself at such lengths, but without having met you, this is the only way for me to capture your attention).What I'm looking for:-An experienced successful Bay Area real estate investor to shadow-To trade hard work for your expertise and experienceWhat I can't offer:-Experience purchasing properties-Large amounts of capital What I can offer:- Sweat equity - (driving for dollars, phone calls, deal research/analysis, etc)- The ability to solve complex problems and get sh*t done - my job depends on it- Attention to detail - I'm meticulous- Experience managing construction budgets upwards of $100m- Field experience managing general/sub-contractors - Creating and executing master and micro-schedules - Energy, enthusiasm, and the hunger to become great- Anything else you need may need - let's be creative and discussIf you made it to this part, congratulations and thank you for listening to me.

I'm looking to be creative and maximize my return without " crossing the line" so to speak.

In order to make the aforementioned possible, we have chosen to go with remove the formal dining room since they are so passé these days and enlarge the kitchen and incorporate it into the family room.

Then, I thought through - what about creative financing?  

To be so is to try to offer cash and sound like you know what you are talking about plus be creative and be a problem solver.