You can look in to asset based lenders but the terms won't be as favorable. 

Stories 3Year Built 2016HighlightsShuttle serviceSound proofing between suitesUnderground heated parkingBuyer-favorable loan to be assumed Description Property offers the best of a great location and quiet neighborhood with ease of commute to downtown, both through its ease of access to Highway and the on-site shuttle service.

@Nathan LandauI'm not sure about NJ but in Washington, the real estate contracts are highly slanted towards the favor of the buyer prior to closing the deal.

@Jay Hinrichs I am in favor of this line of thought as well.

Often times, buyers with “All Cash” offers are favored over buyers with loans.  

After all, “luck” favors the prepared. 

Below are the pros and cons of investing through a private equity firm (i.e. capital raiser).Pros:Access to opportunities - passive deal flowAccess to opportunities - some sponsors have offerings with high minimums that only an institutional investor or capital aggregator can meetPreferable deal terms - some firms will negotiate favorable investor terms and the operating sponsor will accommodate them because they have one investor coming in with millions...and the operating sponsor may have an immediate capital needDiligence - some firms perform months of extensive diligence on the operating sponsor and the properties (other firms, not so much)Cons:One more party to vet/qualify and rely on (critical factor)One more party splitting property profits (investor terms are worse in some cases)Less access to the operating sponsor in some casesDelayed K-1s in some cases (aggregated K-1 goes to the investor firm and then individual K-1s are generated)Some operating sponsors offer a small share of the GP to investors who come in at $250-500k and above and that compensation is not available with a firm involved (i.e. the firm gets it instead)Most of the firm's investors probably don't care or don't know. 

This is the kind of crap that I'd expect from a used car salesman, not from a real estate professional - and that's an insult to used car salesmen, who actually work very hard for their paychecks.If you really think the profession is that bad, I suggest you do all of us a favor and get the hell out of it. 

I've been looking into Philadelphia, PA, Winston Salem, NC and Upstate NY - I've spent some time in each of those places, know a few folks and most importantly, the math works out much more in my favor than it does in NYC. 

Supply and demand heavily favors the solid GC in the current market; my retirement age GC father in law says that he's raised his retail first time customer rates 20% per year for the last 4 years and, in his words, "no one has even blinked."