Here's the challenge: If the numbers work with a low down payment, why wouldn't an investor putting 20%-30% just buy it and could likely offer more?

I agree that the market is very competitive in California - especially if you are searching via the MLS or making offers to distressed or vacant property homeowners. 

You’re probably thinking you have to offer asking price – not true!

With rates and lending terms constantly changing, I’d love to hear from those who have recently closed or explored a blanket loan.Which lenders are offering solid terms right now?

Build savings through side hustles like flipping cars or offering handyman services.

Maybe @John Bowens can offer some help as well.

My team offers turn-key properties to investors like yourself and assists with helping get funded on the back end.

What terms is he offering (monthly payments, amortization, balloon, etc.?

If you can show that the numbers work, you can get 100% of the purchase and rehab covered.The key is finding lenders who work with new investors.2.Partnering with Experienced Investors– If you don’t have capital, you can offer your time, effort, and hustle in exchange for a piece of the deal.

While this structure offers great asset protection benefits, it doesn’t necessarily save money on filing fees or administrative costs.