@Isaac Hebron if you have friends like that why do you need enemies....lolFriends are suppose to help you not rip you off.I think it’s easier to get prepared for investment rather than lose $5-15K every now and then.HELOC is a great option but you have to plan ahead and get it before you start looking for houses.Credit cards with 0% for 12-18 month with 2-4% upfrontHML charging 9-11% for 6 months plus upfront fees - the worst source of money I never used but still better than your “friends”.When you buying a cheap property ($35K) you have to plan ahead.

Introduce yourself, give them a card and let them know you are managing the property and want to make sure the tenants behave as good neighbors should. 

Section One: Property Information Property Address City Bedrooms3Bathrooms2Heat SourceNatural GasPurchase Price$190,000.00Estimated Repair Cost$40,000.00Estimated After Repair Value$270,000.00GarageNoneLaundry RoomNoneYear Built1930Wiring ConditionAveragePlumbing ConditionAverageSquare Footage1250County Appraised Value$240,000.00Section 2: Hard Money/Fix N' Flip Calculator Purchase Price (B19)$190,000.00Purchase Closing Costs$1,500.00Repairs (B20)$40,000.00Holding Costs (W/S/G/PUD/etc)$3,000.00Down Payment (Skin in the game)$90,000.00 Total Invested$234,500.00Total Cash Needed From Lender$144,500.00Points charged by lender11.5Points added to loan$16,617.50Total Loan Owed Lender$161,117.50 After Repair Value (from B25)$270,000.00County Excise Tax Rate1.53%Excise (sale) tax amount$4,131.00Realtor Fees 6%$16,200.00Our Closing Costs$1,500.00Their closing costs (they'll ask)$2,000.00Total debits at closing$23,831.00 Total cash received if sold now$246,169.00Total Money in The Deal$251,117.50 Total Profit (pre-income tax):-$4,948.50ROI based on 6 month flip-11.00%

The current web/app based services are all handling credit card transactions primarily.

or send letters and post cards ?

Funding sources I have used are , Credit Cards,Lines of credit on my home,borrowed from hard money (Family).Income tax refunds.

@Ryan HanrahanA private money lender will not get you money for a down payment , but you do have the option of using vehicles like Perosnal loans , credit cards ,and lines of credit which would essentially allow you to buy the property with none of your own money.

@Leslie Mangrum Cashier’s check, money order, personal check (until a bounce), ACH, and credit/debit.

It's an industry where you can reap good benefits, if you play your cards right. 

No car loans, school loans, credit card balances or anything like that.We have little cash currently for a down payment on another property and have been trying find deals where that cash can chip in for a flip (with a partner) to start gaining small returns and build it up.I think I’ll have a hard time finding good contractors that won’t eat into profits.