Would hate you to be the one that gets caught.Seems like if you don't have the money for a second down payment then there isn't much you can do unless the deal is good enough for a hard money lender to lend to.

@Adam Rapoport a hard money lender is usually referred to as a company that pools private money together to lend.

Generally, if 0% interest is not intended, then parents will recognize interest income on lending. 

However, it seems like the commercial loan lending terms we are getting are giving us an interest rate that is very high and erodes into our returns greatly.

Face it, you're down the wrong trail and have been voted off the island.EVERYTHING in mortgage lending has to be honest, without manipulation and disclosed to every party.

I use an app called ICBA in order to pull up local community banks (often portfolio lenders) that can be flexible on down payment requirements and lending terms.

@Rory Samuels you'd have to find someone to lend you more money.If you truly have no money to invest, I would figure out how to solve that problem first, and then figure out how to start investing in real estate.

Hard money also often lends funds to fix up property as well as purchase it.

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.Discounts on some products and services are offered to BP members: https://www.biggerpockets.com/perks/proIf you haven’t been to it already, you might want to check out the BP blog: https://www.biggerpockets.com/renewsblog/The site has quite a few tools that can be helpful for new members.

It completely depends on what your goals are for who/what type of institution to work with.