My personal favorite so far is J Martin’s group, SF & Oakland Real Estate Networking.

That's my favorite right now.

They won't allow gifted or borrowed funds. 

@Thomas Schieffer - Those are a few of my top favorites.1. 

I hope you know all the ins/outs of property closing/ fees / etc otherwise, you’re basically gift wrapping yourself as as an extremely profitable buyer.

The title MUST reflect that 50% of the house is owned by my parents (in case I pass away, so that it doesn't go to the other side of my family etc).I am being told by a lender that my parents must do a gift, and that this structure cannot be done.

You can also use Angie's List, Craigslist, & referrals from local investors...but Facebook groups are one of my favorite options!

My favorite is to buy Subject To, sell to a tenant buyer on a Lease Option, get $20k to $25k for the Option fee and cash flow $500+ a month while I get the depreciation and the tenant buyer pays down the principle.

In this industry, the leeches are also the gift horse, meaning that the hand that is feeding you is also stealing from you simultaneously. 

Honestly, not my favorite option here.