Try a lease option with right of possession and cash when option is exercisedTry a 100% owner financing deal with a percent of the profitOffer to make repairs as the down payment subject to a first mortgageOffer a trade of one of your  properties subject to the saleTry a 1031 tax deferred exchangeOffer a created note secured by another property for an even trade or as down paymentAsk for the deed so that you can get a 80% mortgage - seller retains 20% ownership or a mortgage secured by a personal note (not recorded)Ask the owner to refinance subject to a onetime assumption by you - he keeps the cash, you get the deed and make payments on his mortgageJust a few ideas -We investors should always look to creative financing methods and should always make offers - regardless of what the seller wants - PUT IT IN WRITING!

For simplicity let's just take out the real estate fees only which often times get discounted at that price level so let's say 5% = $77,450 and then split $97,550 with your partners and it seems like an awful lot to go through for 45-50K not to mention VERY little margin for error.Of course I'm making some assumptions 1. that you paid a Realtor(s) commission (which I'd think you'd have to assume your going to at the beginning 2. that you have partners (which is often the case).Can anyone help see something I'm missing?

I was under the assumption that you don't need to be an agent or broker to do a lease option deal.

. $50 too low based on your own assumption.

Your downpayment and interest rate and other assumptions are unrealistic.

:)(which I'm assuming will almost always be the case. maybe not a fair assumption?)

You may be surprised how little they know about their own property boundaries and easements and they may have wrong assumptions.

My assumption is that once you get the hard money loan and you have the property, in the interim while rehabbing and before selling the property, I would need to be making monthly payments to the Hard Money Lender until I was able to sell the property to an end buyer.2.

However, under that assumption that flipping is the right path for me, I have some concerns.

Just today, I think I've convinced myself that my previous assumptions for CapEx and Property Management were previously too low (I was assuming ~7% of rents for CapEx and ~10% of rents for property management).