You can use the sellers existing financing for part of the purchase price. Buying "subject to" you only have to fund the money for the sellers equity! You can get a cash buyer and do a simultaneous close or flip your deal to the buyer for a cash assignment fee. You can sell your contract to another investor, again for a cash assignment fee. You can borrow the money from a private party lender at an interest rate higher than a bank would pay.

You can find a source to back you financially can be a daunting process but the rewards can be great!

Try searching your public records at the local county office and look for property that has been recently sold by HUD, VA, FNMA or any REO "Real Estate Owned" Lender foreclosed property.

If the buyer of this type of property made a purchase of several properties you may have hit pay dirt for a financial backer or at the least someone who you can locate real estate for a assignment fee.

The deeds should give the mailing address of the buyer. You could send them out a letter and tell them about your flipping/bird dogging business or just give them a telephone call if they are in the book.

John Michael's Simple Rules

- If you have an appointment show up on time - Be A Professional - Pay attention - Be truthful - Every "No" Only Makes You Closer To "Yes" - Don't be attached to the outcome - No Money! Does It Really Matter? NO!

Who & Where are Investors? Anyone with money - People with money are always looking for a good return! Doctors and Lawyers make a good source along with foreclosure sales, as most who attend are investors.

You can also go with what is called "Hard Money" this generally refers to privately placed loans as opposed to institutional loans, which usually have more stringent underwriting guidelines, for both the type of property used as collateral and the credit worthiness of the borrower.

The most compelling reasons for using hard moneylenders are:

1. Less time involved 2. Less qualifying to close your transactions!

Equity lender, hard money lender, private investor or what ever term one uses can be a great source of funds to do real estate transactions and the question of how to find them comes up often!

There are numerous ways to do this, and no two investors are exactly alike, so it's important to be innovative and customize your proposal to the specific "hot buttons" for each funding source.

One of the greatest advantages of real estate investing is the power of leveraging other people's money.

Any one who has money could be a source of funds for your real estate purchases.

Another great source is checking your recorders office again looking for individuals who holds mortgages on property. This has provided me a great source for hard money loans.

Simply think creatively, go to the source of funds and simply ask for money. The worst that can happen is you get a "NO". Each no only places you closer to a "YES".

There are small companies and individual investors willing to invest in your investing projects. Many do charge high interest and points, but it is simply the availability of money, not the cost that you are looking for when you buy, rehab and resale "Flip" real estate for a profit.

You will find no typical transaction when it comes to hard moneylenders but listed below are some norms:

_ Interest rates: 10 to 18 percent - Balloon payment: typical, usually due after 1 or 2 years - Most only will want a first mortgage - Loan-to-value ratios run from 50 to 65 percent and in some cases as much as 80% under special circumstances - Points can range from 3 to 10 - You will most likely have to pay the closing costs and due diligence - And commitment fees ranging from 1/3% to 1% of the loan amount

Hard moneylenders are private individuals and small local companies that operate in making loans to the desperate or needy investors the same way regular banks and brokers service traditional customers.

Now keep in mind the people are not going to back you financially just because you think it's a great deal but following the below listed guidelines can help in this process.

A property purchase project that is clear, concise, realistic, and honest will get investors attention.

Do understand they do not deal in dreams but in fact and profit. You must show them that the project is viable, limited risk, and above all you must have your profit exit Strategy clear and concise.

Most will be looking for experience in you (This can come in your displayed confidence in your project).

You have to get them to believe in your abilities and your feasibility to carry out the project. You should provide them a business plan and you should provide them a project plan.

The more details on the property you provide the better off you will be.

I authored an E-book on this issue that covers creative financing, mortgages, negotiation, scoring system and money sources that may be of some help and I would like to give this away free - This is a PDF zipped E-book.

To download your free books go to http://jmichaelrei.com/html/order_download.html and enter the following username and password.

Hard Money Username: HardMoney05 Password: TBfree479

Government Grants Username: GVgrants05 Password: 29free49

This is a large file - 3203 KB so for some it may take some time to download - Please do not contact me on how to download or why you can not download the book as I have posted directions for any download issues.

Good luck and I hope this will help some of you! John Michael

Copyright 2005 JMichael Investments