How to Invest In Real Estate With No Money

Co-authored by Marcus Raiyat

Last Updated: March 29, 2019 Approved

When you invest in residential real estate, you are getting more than a home or a piece of land upon which to build a home. Real estate investment has become a popular way for people to make money, and it is not uncommon to buy a house or land without any intention of living there. Some people simply buy and hold property, waiting for it to appreciate in value before re-selling it. Having cash for a down payment is the quick and easy way to enter the real estate market, but it's not your only option. Many people have found ways to start investing in real estate with little or no money of their own. Options include borrowing money as well as a number of more unusual and creative paths to ownership.

Method 1

Method 1 of 4:

Investing Without a Down Payment

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1
Look into seller financing. If the seller is motivated enough, s/he may be willing to make it easy for you to purchase by giving you a loan. You could offer to make higher monthly payments instead of a down payment.^{[1]
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- You could also negotiate a deal where the seller pays your down payment to a traditional lender in order to sell the property faster. The seller might expect you to pay him/her back or s/he may throw the down payment in for free, essentially lowering the selling price.
- For each of these scenarios, make sure you have a real estate attorney write up the agreement so that both parties are protected.
2
Lease the property with the option to buy. You can invest in real estate slowly by making payments on a lease agreement until you have the money to buy. Your payments would (at least in part) be credited toward the purchase price.^{[2]
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- Ensure the agreement specifically states a final price for the property. Define the exact portion of the rental payments that will be put toward the final purchase price.
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3
Work out a trade. You can pay for real estate by bartering another piece of property or a specialized skill you have. For example, a contractor could offer a real estate developer labor in exchange for a down payment.^{[3]
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- Other possessions you could offer to swap include motor homes, campers, boats, cars, large appliances, valuable artwork and furniture.^{[4]
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- For any bartering deal, draw up a legal agreement with an attorney specifically stating the value of each item in the trade. An outside appraisal may be needed.
4
Take over mortgage payments. If you are interested in investing in a piece of real estate but you can't afford the down payment, offer to take over the mortgage payments in exchange for the deed. However, you will need to investigate the existing loan before you make such an offer. Some mortgage loans have specific language preventing this type of transaction.^{[5]
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- You could also offer to take over a seller's other debts such as credit card payments instead of a down payment. This is something you could pay off over time. Put the agreement in writing, as if you don't pay the credit cards on time the seller's credit rating will be negatively affected.

Method 2

Method 2 of 4:

Co-Investing for a Down Payment

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1
Bring in a partner. If you are big on ideas but short on cash, bringing in a partner who will provide the funding and allow you to do the managing might be an attractive option. You will need to write up a contract that establishes who is responsible for what, and how the profits will be divided.
- If your partner is in place strictly for financial support, make sure you retain all control over the day-to-day management of your investment.
If you lack carpentry, plumbing and electrical skills to fix up and resell a property, partner with someone who does have these skills and could help with the down payment. Once you make a profit on the sale, you will have the down payment for your next real estate investment.

Method 3

Method 3 of 4:

Borrowing Money for a Down Payment

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1
Borrow money from family or friends. If you have little or no money on hand and you want to make a real estate investment, borrowing money from family and friends is another option. Be sure to write up an official promissory note with payment due dates, a specific interest rate, and what ownership, if any, the lender will have in the property. If you pay back the loan on time and with interest, these lenders might be willing to lend to you again for future projects.
- Consider whether the relationship you have with your lender could be harmed if you were unable to repay the loan. Ask yourself if securing real estate is worth endangering your relationship with someone close to you.
2
Take out a home equity loan. Find a bank who will allow you to take out a loan for a down payment on top of the mortgage loan you have on your own house. This could be a line of credit or a second mortgage using your home as collateral. Look for a low interest rate that will allow you to purchase the property economically enough that you can still make a profit later on your investment.^{[6]
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- Make sure you can pay back this loan or you risk losing your own home. You will also have to have a credit score in the high 600s to take out this type of loan.
3
Consider a micro lender. Internet micro lending services (also called peer to peer lending) help borrowers find lenders for relatively small loans, usually under $35,000. Research these sites and familiarize yourself with all of the rules and regulations in order to avoid misunderstandings later.^{[7]
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- Popular micro lending sites include Kiva, Prosper and Lending Club.

Method 4

Method 4 of 4:

Finding Properties to Purchase

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It will cost you nothing to work with a real estate broker experienced in finding properties that have the potential of not requiring a down payment. Ask people experienced in real estate investing for names of brokers they have worked with. Look for details about a particular agent's background on the real estate company's website.
These people are desperate to sell for reasons such as bankruptcy, divorce, death of a relative, an out-of-town new job, poor condition of the property, behind on payments, etc. They will be more open to providing funding to close the deal quickly. Your local real estate broker can help provide information on who might be in this situation.
These can include little or no down payment or seller financing. Check out homepath.com, a resale marketing site. Fannie Mae also lists thousands of properties they acquired through foreclosure.^{[8]
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Expert Q&A

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Is a REIT kind of like investing in real estate?

Marcus Raiyat
Foreign Exchange Trader
Marcus Raiyat is a U.K. Foreign Exchange Trader and Instructor and the Founder/CEO of Logikfx. With nearly 10 years of experience, Marcus is well versed in actively trading forex, stocks, and crypto, and specializes in CFD trading, portfolio management, and quantitative analysis. Marcus holds a BS in Mathematics from Aston University. His work at Logikfx led to their nomination as the "Best Forex Education & Training U.K. 2021" by Global Banking and Finance Review.

Marcus Raiyat

Foreign Exchange Trader

Expert Answer

In a way, but it's not traditionally what people mean when they talk about investing in real estate. So, a REIT, or real estate investment trust, is kind of like a stock where the underlying asset is a bunch of property. They're popular because they pay out a large percentage of their profits back to investors, but they can be fairly risky.

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There are many research options available to the novice real estate investor. They include websites, books, magazines, fee-based financial advisors, and friends and family who are experienced with real estate. Ask questions until you're sure you understand what you're getting into. Then ask some more.

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Research a property thoroughly before offering to buy it. Properties that have been on the market for a while or are in danger of foreclosure might have owners who are more willing to consider creative financing ideas. Look for opportunities that will allow you to acquire property without any money up front. Real estate agents and foreclosure-related websites can point you toward such properties.

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If you are a complete beginner in Real Estate, the most popular "Simple" book on learning about Real Estate Investing is, "How I Turned $1,000 into Five Million in Real Estate in My Spare Time" by William Nickerson.

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Warnings

As with any investment, buying real estate carries risk. Some people have done very well at it, but others have lost money. Buying property with little or no initial investment will lessen (but not eliminate) such risk. Just know that under the best of circumstances real estate carries a number of inherent risks that other types of investing do not.

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The worst type of properties are those in rent control areas because the cities do routine inspections and hassle the owners every 3 to 5 years. They also change the smoke detector rules, earthquake retrofitting, plumbing laws on a regular basis, and you might have to pay licensed contractors thousands of dollars just to keep up with the city. For example in Los Angeles, 15,000 owners have to reinforce their carports in 2018. Also, in Los Angeles, you have to pay a tenant $20,000 to move where in most neighboring cities you only have to give the tenant a 60 day notice that they have to vacate the unit. In Los Angeles 1,700 owners are in "REAP:", that is they cannot collect rents until they conform to the cities demands.

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