A common myth in real estate is that you need a massive savings account to buy your first property. Whether it’s a long-term rental or a fix-and-flip, most people think they are sidelined until they save up six figures.

But here is the truth: Many of the most successful real estate empires were built using Other People’s Money (OPM). From Robert Kiyosaki to Pace Morby’s creative financing, the secret isn’t having the cash—it’s having the vision and the ability to structure the deal.

If you have more drive than dollars, here are six proven ways to buy real estate with $0 of your own capital.

1. Wholesaling (The Entry Point)

Wholesaling is the ultimate “low-to-no money” strategy. You aren’t actually buying and holding the property; you are securing the right to buy it and then selling that right to another investor.

• How it works: You find a distressed seller or an undervalued property and sign a contract.
• The “Zero” Secret: You only need a small Earnest Money Deposit (EMD)—sometimes as low as $100 to $500. You can even put this on a credit card.

The Payoff: You assign that contract to a cash buyer (investor) for an assignment fee, typically ranging from $5,000 to $25,000.

2. Seller Financing (Be the Bank)

In this scenario, the seller acts as the lender. Instead of them getting a lump sum from a bank, you make monthly mortgage payments directly to them.

• Why Sellers Do It: It allows them to defer capital gains taxes and earn interest income, often providing a better return than a GIC or savings account.
• The Strategy: If a seller owns a home free and clear (no mortgage), they can hold back 80–90% of the purchase price. You then bridge the remaining 10% with a small private loan or a bank.

3. “Subject-To” (Take Over the Payments)

This is a powerful tool for the current 2026 market. Many people bought at the peak and can’t sell now without losing money.

• The Fix: You take over their existing mortgage payments. The deed is transferred to you, but the original financing stays in their name.

The Result: You solve the seller’s problem of a monthly payment they can’t afford, and you get a property without needing a new bank loan or a down payment.

4. Private Lenders

Private lenders aren’t banks; they are individuals (friends, family, or colleagues) or private institutions. They are usually more interested in the deal’s equity than your credit score.

• The “Bridge” Strategy: You can secure a conventional mortgage for 75% and use a private lender to cover the remaining 25% plus rehab costs.

The Key: You must show a clear exit strategy. Private lenders want to know exactly how you will “refi” (refinance) the property to pay them back within 6 to 12 months.

5. Joint Ventures (JV)

A Joint Venture is a partnership where you provide the “sweat” and they provide the “equity.”

• Your Role: You are the Active Partner. You source the deal, manage the rehab, find the tenants, and handle the bookkeeping.
• Their Role: The Money Partner provides 100% of the capital needed.

The Split: Typically, profits and cash flow are split 50/50. If you master this, you will never run out of money because your only limit is how many deals you can manage.

6. Real Estate Syndication

Think of this as a “Joint Venture on steroids.” While a JV usually involves 2–3 people, a syndication involves a General Partner (GP)—you—and a large group of Limited Partners (LPs).

• The Target: Larger assets, like a 20-unit apartment building.

The Payout: This usually follows a “Waterfall Structure.” For example, the LPs get the first 8% return, and anything above that is split between you and the investors.

My Favorite Strategy: The “Hybrid” JV

If I had to choose one, it’s a mix of Private Lending and Joint Ventures. I prefer raising capital through a JV structure because there are no mandatory monthly interest payments during the “stabilization” phase. This reduces mental and financial stress. Once the property is renovated and tenanted, I perform a cash-out refinance with a conventional bank, pay back the investors’ initial capital, and we keep the property as a cash-flowing asset forever.

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