@Dean HalpinTo buy your first rental property, consider creative financing options like seller financing, subject-to-deals, lease options, private money lenders, and hard money loans.

The way I see it, a brand spanking new duplex wouldn't be the smartest deal because of the high purchase price and you'd likely not cash flow, if not be in the negative.

I am interested in investing with a hard money lending firm, as in investing my own money to fund deals through them. 

Yes right now I am actively researching how to find a good deal and also how to work the numbers.

It's our goal at Rent To Retirement to bring the best turnkey deals across the country to our marketplace and to help our investors find the best financing options that meet their goals. 

But I can't find anything else I can do on the side for income that is self employed, that works.How do people deal with the discouragement?

I'd waive the fee, tell them I am sorry they are dealing with such an awful thing and get that place rented again asap. 

Teach them that this IS a big deal and it's not just No-Big-Deal-Let-Me-Do-Whatever-You-Need. 

Now, why is this a big deal when FHA already offers a 3.5% down product?

I'm looking for advice from the folks that find these kinds of deals all the time, and how best to proceed.