I have spent over a year researching my opinion, and playing with different techniques and as such I feel your opinion on this topic is outdated and based on negative product bias.

Each situation is unique and while one option may fit 75% of the people in that situation, it's hard to tell who those 25% outliers are going to be.My best recommendation is to get with a real estate knowledgeable CPA, go through a long session where you outline your business goals, retirements goals, other sources of income, etc and have them tailor a plan that works for all (or most) of your goals.

Furthermore, you need a CPA who understands tax planning, and can create tailored tax planning ideas that fit your specific needs.

Use the broken record technique.

That is a great technique that we used all the time in car sales and can be very effective .

I use lease options, wrap around mortgages, land contracts, trusts, subject to, and just about any technique that I can come up with to buy with out banks.

There are many discussions on BP about techniques that wholesellers use to find distressed property owners to sell them off market RE deals at a steep discount.

They can be more flexible to tailor to your situation in my experience, because the decision-making capacity and exception process is so much closer to the loan officer than a big bank.

Bryan Hennen,I can't answer your question specifically but one technique that I have had success with is asking industry professionals who might stand to benefit from helping you.

“No money down” is real, it works, and there are hundreds of techniques used to accomplish this.