A lender will always try to get you to borrow.

I have decided to take the plunge, stop building for other developers and do it for myself. 

The only thing stopping you is some salesmanship.

A lot will depend on what type of real estate you want to become involved with; rentals, flips, wholesaling, brrr, singles, multi-family, commercial, etc.Here are a few suggestions:  (especially for singles and small multi-family)  concentrate on the best school district, get the worst house on a great block, stop your car and get our and actually speak to people working on their yard or just sitting on their porch, eat at a local mom/pop coffee shop--sit at the counter and speak to the waitress and customers.  

@Akeem Wheatley The subject has been beat to death on BP.https://www.biggerpockets.com/forums/519/topics/24...It boils down to this...If you can put your money into an asset growing at 6-8% and you can get an immediate line of credit against that asset at 4.5% (prime), then anything you can do with that borrowed money that earns more than 4.5% will be adding value on top of the original asset.

@Ernesto, thanks, didn't realize it's cash for a BRRRR first...so do you know of any way to borrow money against an investment property?

So small investors with some money, looking to borrow and invest, are shut out automatically up-front.My question is, for all you investors out there that are daunted by the upfront investment ...... would you be more willing to invest on a shovel-ready property?

What about when your tenant just stops paying rent?

I'm happy about this part: "Incumbent in the sale of Fannie Mae’s non-performing loans are requirements that buyers of these loans pursue loss mitigation that is sustainable for the borrower." 

We are using our money if we have it or borrowing at 8% from family to buy homes cash for better deals and get our lots filled.