I need help or advice on how to finance deals for apartment complexes with no money out of pocket and how to offer terms that will benefit me and the financer I'm willing to offer as much as possible to get deals done for buy and hold long term residual income or possible joint ventures/partnerships ?

When people make the decision to sell their property, they will pay attention to the most recent mailing that they've received, with multiple mailings, you stand a better chance of being "top of mind" when the time comes.I might also wait until after the holidays, people are getting so much junk mail at this time of year that your postcards will probably just end up in the trash without much of a look (not many homeowners are looking to sell their homes at the end of December).Continue Driving for Dollars as that will give you a good idea of the neighborhoods in which you are interested.Good luck in you new venture.

I have unique circumstances since I live in a excellent area for real estate, own a successful home improvement company and have a good friend (my current landlord) who has had quite a few successful ventures and is encouraging/mentoring  me.

Looking to learn as much as I can to improve my chances of making right decisions and becoming successful with this venture.

In fact, I'd venture to say that beneficiaries tend to be disqualified persons more often than not.

Any insight on this venture will be greatly appreciated.

Your lender will require professional management (which you want anyway) which will cost between 5-10% of monthly rents.  30% down should create some decent cash flow, give you a solid investment, give you professional assistance as you get familiar operating in the industry, along with freedom to pursue your next business venture.  

Good morning all,I am in the process of getting started on my REI venture.

All the best on your real estate ventures!

This is strictly a DIY deal.