However, all the numbers I run do not present with a positive cash flow.

The more you get familiar with running the number, the more comfortable you will become and the easier it will be for you to identify a GREAT deal when it comes around.  

Essentially you need to run some numbers to see how much equity will be in the property after purchase, what your cash flow from the property will support, etc.I'd do a search of the BP site on "Creative Financing" and see what others have done.

I am already into it for 75k for lot acquisition/taxes/demolition bringing my estimated cost total to near 525k... you can see where I am running aground.  

- One home as partnership with family- One home as partnership with a silent investorWhat I am looking to do moving forward:- Create a marketing machine to funnel leads to other businesses that I own/partner in- Self sufficient wholesaling business (employee run, profit sharing, partnership, etc.)- Self sufficient flipping business (team of employees)- Retail Real Estate brokerage for retail deals and property management (most likely acquire pre-existing prop management business)- Expand student housing portfolio- Build out-of-state portfolio for passive income- Possible: Create hard money lending company using OPMWhew!  

This is the one issue I've been running into.  

Just make the terms reasonable, going back to the potential things-going-sour bit, a judge will not side with you if the terms include a 2,000% interest rate :-).On a separate BiggerPockets podcast, I vaguely recall a mortgage officer from Texas saying private investors can run up to 5 mortgages nationally without any license.Hope this helps.

Most are "all in" after they meet the provider or they can't run fast enough in the other direction.  

When I run the numbers I seem to get expenses (including vacancy) that is usually 55-60% of gross rents.  

I went out on my first real Driving For Dollars trip looking for properties to wholesale and came across a neighborhood of old and run down mostly manufactured homes (on brick).