Knows wholesaling, subject-to and other creative structuring very well.

Hi Eric,So you dont have cash, you are not qualified to get regular loan, so most hard money lenders will ask you to put some money down, so it is not an option either really.You should try wholesaling or try to get subject to deals

But there are hundreds of books out there on the subject. 

On the smoking subject, I was thinking weed more than cigarettes.

Market driven appreciation is very subjective as opposed to forced appreciation through rent bumps and improving NOI.

You should set up some keyword alerts to help get you connected/learn more about specific subjects you are interested in (for example: Orlando, multi-family, newbie, Florida, rental strategy, military investor, VA loan?) 

My wife and I have found a pretty awesome SFR with an ADU and potential to split the two levels into separate units and it's on the lake with no HOA.We definitely want to get this thing under contract, do about $35k in rehab over 3 months then get a cash out refi when it's renting out...we've looked into some of the basic options lease-to-own, subject to, owner financing...etc let's say all those are a no go...Without throwing the $150k as a 20% down payment on the $700k purchase price how can I structure this to be a viable solution?

I understand the answer is probably subjective, but I think this is an important topic, as it keeps your portfolio in a safe position.

"competitive" offer is subjective.

Any and everything - I am very open to learning what rules and estimates you like to adhere to - of course everything is subjective and is deal by deal” but would love to hear it.