You can:- buy with VA veterans financing if you're a veteran for 0% down and potentially 0 closing costs- you can use USDA rural financing for a property in a rural area and if you fall under the area median income limits for USDA- you can use 0% down platinum FHA grant program- you can use regular 3.5% FHA programs with 3-4% down payment assistance state programs which essentially equates to 0% down since the DPA program may some times be enough to cover closing costs too or you can negotiate from seller for closing costs for total no down no closing cost scenario- you can make an offer with your name or assigns  on a below market property have a private investor come in for the down payment, split the equity in a negotiable fashion, and see if the seller will carry the remainder so you have no money down- just some ideas, hope that helps.

For physical gold in hand (as opposed to a gold ETF or gold locked away in someone else's bullion vault) if things really don't go your way (wartime scenario) and you need to get out of the country or travel across borders it is a much easier way to carry a lot of cash.

Build rapport with the seller before asking them to carry for you.  

@Jason Carr I will let you know.

I have looked into the creative financing department and have found that it could be a great option for me... if I knew how to close the dang thing.My thinking is that if I, for example, wanted to purchase a home and got a seller to carry a loan - I would need to pay this loan off and take title before I OWNED the home, in which case I could sell the home to another buyer.  

These are houses I have sold with owner carry or on lease options.

Make sure that alternative investments carry similar risks.

Originally posted by @Carrie Giordano:what's the average rent for a 1/1 in the area and what are you trying to rent these for?  

Will you carry a mortgage?

Hi Moh, I think what everyone is saying is what a lender would asked, how do plan to used the building, rent it out, run your own business out of it, what size is the building, what condition is the building, do have experience in the type of business the building will be use for, will seller carry, and do you have a business plan?