Need to be in it for the long game for DMM.The one thing about direct-mail, the leads are so unmotivated, you need a solid volume to find the good ones.

They want to ensure you have serious skin in the game, which will help them sleep comfortably, knowing you most likely wont walk away.Maybe to get started, you might consider becoming a wholesaler.  

I've gotten my first contract two days ago, and is currently in title search. 

So can be a tough game for a small investor.   

Hi Stephen-Scenario I find two properties that show promise find an instituation willing to let me borrow for both properties, so the only skin I have in the game would be the percenatage down for both investments and use the banks money for everything else?

Also, there is more to the deal then simply negotiating the deal - make sure you understand all aspects of the closing process if you attempt this without an agent (from inspections, to objections/clauses to get you out, to on record and off record title work, just make sure you know the full process which is what a buyer's agent can help with).

You need so much working capital to get an affordable mortgage.. after getting into this real estate game I realized it takes ALOT of money to make money lol 

Im guessing the private lender will have his bank wire money to title company and the attorney will write up a promissory note.

She is going to put my name on the title and then gift it to me so I️ don’t have to pay for a down payment .

You can but you'll have to find yourself a title company.