I really don't want to purchase these properties privately (do not have an LLC yet).

@Jon AcostaOn a free and clear house, no work, great condition, great location, offer an installment sale, for a buy and hold property for yourself.Get the payment to owner low enough below market rent for a great cashflow to support PITI and maintenance and vacancy; purchase price can be $125,000.payments to seller (market rent - 350) or better.Installment sales have imputed interest (See Applicable Federal Rates IRS)I would offer cash or terms, cash is .70 x arv - repairs.Owning private mortgage paper is better than owning property: no toilets, tenants, or law suits.

Of course you have the option to get FHA, but with that comes the upfront lump sum and the private mortgage insurance.

Hello I would like to buy an investment property but do not have the funds to put towardsa down payment or to work with a private lender.

I have 28 properties and over 42 doors and a monthly cash flow that allows me to pay the mortgages on my 3 private properties, buy 10 units in Detroit, rehab them and increase my cash flow and travel  roughly 3-4 months out of the year and a liquid net worth that exceeds 7 figures. 

I have private funds available and his personal rate on those funds (home equity line) is 6% so my rate be be north of 9%. 

How much do you expect to be paid back on a 45k loan for 6 months use of your money?

@Mike Flora I sent you a private message with instructions on how to refer thru my website. 

If you don't have a minimum of 30k there are plenty of private money lenders that will be glad to help you.  

I don't get the  ( hey you get a better education by losing money doing it yourself than paying for any guru training)  any coach you pay whether private or guru will usually keep you from even buying this in the first place and then getting discouraged.