Biggest downfall is I dont have the capital and that is a huge deal to creative finance.  3.2m asking price, looks like a 1-1.5m renovation.

Just to be clear, I don't have any intention of doing anything illegal or unethical w/ my REI business....I was just trying to be creative and looking for an interpretation as to whether it would pass the rules.I know I can lend private money to others (and probably will once I set up my SDIRA).  

I dabble in wholesaling and any sort of creative investing.

The hotter the market the more creative you have to be.  

We got started by attending a schooling on non-performing notes and are constantly continuing our education to learn more creative solutions to maximize our profits.

First of all, let me say that I'm just starting out in this investment game, so some of my ideas may be a little "out there" - I'm just trying to be creative. :-)A little background: my goal is to purchase my first rental property (most likely SFM) this year and I'm actively studying the market, as well as looking into various financing options.

Have any ideas for a creative work around?

List agents list to sell on the MLS, Property Managers may have a site.Best way to list is to put on the listing that "Seller will consider creative sales", that leaves the door open for your counter offer is some investot wants to give you zero coupon bonds at face value at your asking price.Might check on the SAFE Act too, BTW. :)

I agree with Karen, 1. find what drives you and moves you to stay up all night to research and work on...then pursue that2. connect / network with successful people in that industry, learn from what they've ALREADY been teaching/sharing, then expound and creatively carve out your approach from there3.

This is exactly why I love biggerpockets.com, you have smart experienced guys coming up with creative ideas like Rich, you have smart experienced guys examining those creative ideas with a fine tooth comb and laying out the facts, like Bill, and you have smart experienced guys giving a well reasoned opinion like J.Scott and others here.Kudos to all, really appreciate all of you.Every investment has risk, it's how you manage risk and your own tolerance level for risk that matter to YOU!