Due diligence is very important with turn key companies, as some of them will put lip stick on a pig and sell to you for top dollar.

I never went driving for dollars.

Purchase price: $350,000 Cash invested: $25,000 Our nonprofit purchased a small 12-door multifamily portfolio for seniors in low income housing at .60 on the dollar.

You have a contract to buy at X dollars, you are bound to do so unless one of your contingencies allows you to do so.

Some homeowner hires you for a project and they give up, get burnt out, and wanna sell instead, you're right there, and didn't even have to go driving for dollars or futz with bandit signs.

Don't step over a dollar to save a dime.

You can search online for companies in your area that lend that way.But I'm guessing if you talked to the people around you, showed them what real estate investing can do, and offered a good enough return, you could pool money from multiple family and friend sources to make it happen.Most people aren't sitting on tens of thousands of dollars, but most people have 401ks or IRAs and if they trust you, and you are trustworthy, you can teach them how to pull loans on their retirement accounts that don't penalize them, and give you access to more money than you realize you had access to.Probably start there.

Here's your mission, should you choose to accept it.Calculate the following:1 - (Cash flow per month as is times the number of months you've held the property so far) minus the cash you spent on the property = A2 - A divided by your cash flow per year = BA = the total dollars you are at a loss so farB = how many years it will take you until you have recovered all of your cost...and start making a profit.Now, do the same 2 formulas, except this time calculate it as if you bought the properties using only 20% down...instead of 100% down.  

And that translates into real dollars in your pocket at the end of the year.

Just goole search Tampa, billons of dollars of commercial and residential development is being spearheaded into Tampa backed by people like Bill Gates.