If you're talking to a seller it should be a "cash or terms" conversationGermans includes many things: subject to, lease options, wraparound mortgages, installment land contracts, installment sales on free and clear houses, joint ventures with sellers, private lenders, joint venture with credit partners, Hardmoney lenders, etcIf you're in Delaware which is a conservative state, I would first find a great contract attorney and the season 30 year vet realtor.And consider being an agent.

The truth is, two people working at a fast-food joint can easily make enough to afford any apartment in this town or even a decent house.

I also have a joint venture partnership agreement which details the relationships of all partners In the venture and also identifies the trust as the entity which takes assignment of the asset. 

@Christopher B Davis Joint Venture

These are two different things.Wholesaling real estate is when a real estate wholesaler puts a distressed home under contract with the intent to assign that contract to another buyer for a fee.A joint venture (JV) is a business arrangement in which two or more parties agree to pool their resources for the purpose of accomplishing a specific task.

I have been vetting out a joint applicant couple. 

@Jon Holdman is talking about the Garn St Germain Act of 1982"Part C Preemption of Due on Sale Prohibitions DUE-ON SALE CLAUSES (d) A lender may not exercise its option pursuant to a due-on-sale clause upon--, (1) the creation of a lien or other encumbrance subordinate to the lender's security instrument which does not relate to a transfer of rights of occupancy in the property; (2) the creation of a purchase money security interest for household appliances; (3) a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety; (4) the granting of a leasehold interest of three years or less not containing an option to purchase; (5) a transfer to a relative resulting from the death of a borrower; (6) a transfer where the spouse or children of the borrower become an owner of the property; (7) a transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property; (8) a transfer into an inter vivos trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property; or (9) any other transfer or disposition described in regulations prescribed by the Federal Home Loan Bank Board. " The Full Act is at https://en.wikipedia.org/wiki/Garn%E2%80%93St.

You have the ability to buy as many properties as you want if you have money or joint venture partners.3.

Tried searching the forum for this answer... couldn't find exactly what I was looking for.My business partner and I want to buy our first vacation home property in a neighboring state-- we would stay in it very occasionally, but it's main usage would be as a short term rental.We would like to take advantage of a vacation home mortgage and 10% down, but are having a difficult time figuring out a way to do that with joint ownership.

a totally different idea is to have a joint venture with a management company where they are in it with you ,not to profit without you 50/50 split profit and loss where decisions are in the best interest of both not charging for turn overs,  repairs , remodeling, and vacancy to the investor only.