This is a bit more of an advanced strategy and you need to know how to investigate each property and due the due dilligence necessary to ensure a profitable investment.I would suggest as a newbie, you choose a different strategy to start out and get your feet wet.Now is the time for the buy and hold strategy.

Our main company is called Atmosphere Creative, a full service marketing firm.

The only way around that is to get a bit more creative like get an 80% tard. loan, and the 10-20% balance from a line of credit or preferably a HELOC which has the lowest rates/fees and the easiest to obtain.

There are some pretty creative ways to deal with these down payments.

If you don't have money for traditional financing, you will have to pursue a strategy of creative financing, without banks.

Outside of purchase price and front-end realtor commissions, what other costs should I build into my formula to ensure a profitable investment.

I would research everything you can on this forum, go to the library and learn everything you can about creative real estate investing.

My main objective is just to ensure that the buyer is serious.

You can find a good promissory note online, then just have the seller sign the note and take it in to put a lien on the property that way you will ensure that the title company sends you a check.

One creative way I have heard of recently is to look up absentee owners/landlords that have recently purchased property.