Personal referrals from friends, family, real estate agents, lenders, and builders are a great way to start looking. 

It is usually easiest to start by working with family and friends who already know and trust you, this helps you build a track record and some experience buying and selling. 

Just like working with family, you can usually guess ahead of time which friend this will work with, and which it will cause issues with.

I will also assume that you have some reserves to cover issues, etc.There is no cheaper source of money than a conventional home loan (not including friend/family loans). 

Although I'm not afraid of taking risks (I do run into burning buildings, after all), they're usually taken with a lot of education, experience, and forethought.I do have a friend in the fire department who has been successful with wholesaling, flipping, and I believe rentals, too, in the Baltimore region. 

I think you either have to save or borrow money from friends or family. 

I've leared most people looking will never buy -- even if they are able to.After I sold the property I wanted to send a friendly update to all that asked about it  JUST IN CASE any of them were legit and would want to know it was off the market.   

Is it just you buying or other family and friends in a partnership?

Hello Courtney,Your options are private money(meaning family, friends, etc), HML, borrowing against a 401K or other retirement vehicle or can you take a HELOC out on your primary home?

I'm an attorney, more of a litigator than a transactional guy, but interested in becoming more of the latter as I get old and want to stop fighting with all those young turks.Anyway, my question is I am looking to form an entity with a close friend.