A redacted proof of funds never hurts…don’t make them ask.3. 

Talk to them first, but raise rent to market rent, background screen, credit check, and offer lease.

I have seen folks try for years to find these mythical private lenders and never do a deal because they can't raise a dime.what the OP is looking for is an asset based lender.. and those are not very common anymore.. especially if you have to find one on the internet means you don't have a track record and have little to no chance of finding anyone who is going to 100% your deal.. unless its just such a low LTV that they are making the loan with a better than 50% chance of owning it when the borrower can't pull it off because the borrower is not experienced and can't execute.  

Don't you, as the home-owner, get to release the funds in segments after they complete each phase?

@Cee Jay,If you feel that strongly about it, start lining up your funding sources now and when the market tanks, buy like crazy!

It all depends how much of your own funds you have available and whether you would be willing to partner up with others.

So here is my question with a young child and a dead end job ive found myself in debt with little funds to start up my real estate investing.

Have a proof of funds and can close quickly.

Hi Amiris,Thanks for your comment.We launched like 2 weeks ago with a half A$$ed website and ZERO marketing and already recruited 7 agents.I have had VC's throwing money at me like crazy but we are looking at bootstrapping for now until we prove the concept and maybe raise money on our terms.Looking at including all of these things in our online platform:Live support, training and “How To” video’s, various marketing templates, a CRM database management software, a DIY social media account set up, a DIY personal website set up, create own Dotloop signature tool, online continual education courses and a full blown real estate library of videos, tips, webinars, courses, etc..I'm super excited about this mate and believe it to be the new revolution of real estate brokerages Thanks again

I raised the rent on the 2-bedroom by $100 a month after I bought the property.