My credit rating is excellent (low 800's) but no real money to invest.

There is a mortgage product where you can put down 3% downpayment and have lender paid PMI in exchange for a higher interest rate.

And I know an excellent agent who is familiar with Puyallup, works at a brokerage owned by one of the biggest (as far as volume) investors in Pierce county, IS an investor herself and is super smart.

I can pass along a copy of what I've made if you'd like (it's in Mac format, but I think I can save it as Excel). 

I do this in Excel.  

Borrowed from: http://lydickwf.com/products/built-up-roofing-syst...

Excel works too but I prefer Google because its accessible anywhere I can log into my email.  

Alternatively, if you are looking for more immediate cash flow, Van Alstyne and several of the other smaller towns up that direction have excellent ISD's, and that drives desirability around here.  

Even though you do the same things your products are different.

You may find hard money lenders that will allow you to transfer ownership interests, I really doubt any insurance company is the source of funds but that can be construed by some broker exaggerating his product, they may not even really know the source of funds.