You’ve seen how profitable real estate can be. You’ve seen or heard of how people build wealth and end up millionaires through owning real estate. You’re struggling to see how it can work for you because you lack capital.


No worries.

Today I’m going to outline several ways you can get started investing in real estate without having any of your own money. We don’t make excuses for why we can’t do something, instead we find solutions. Adopt this method of thinking and you’ll be very successful in life.

3 Ways to Invest in Real Estate with Little or No Money of Your Own

Method #1: Wholesale Real Estate

What is wholesaling? Great question. Read the following articles bulleted below to get up to speed on this investment strategy but in short explanation it basically involves you finding property and getting it under contract at an attractive discount to then flip the contract to another real estate investor for a fee and let them buy the property from the seller. You may have to do a double closing or simply assign the contract to the investor for the assignment fee.

These articles are from my personal finance website I run called Under 30 Wealth to help aspiring millennials learn wealth building strategies to set them financially free at a young age.

Method #2: Raise Private Funding

If you don’t have money, partner with it. Find someone who has capital and bring value to the table in form of real estate investing knowledge and sweat equity (willingness to do the work as your share of equity in the deal).

You can raise private funding as debt or as equity.

Debt Capital – get a loan from someone with cash sitting around they need to put to work. Have a title company draw up a promissory note securing the loan note with the property so if you default, your borrower feels secure knowing they can foreclose on you and take over the asset. Offer an attractive interest rate to secure a loan, such as a rate that is higher than what bank CD’s are currently paying. Usually you’ll have to offer 5% to 8% to get a private loan.

Equity Capital – have someone partner with you putting up the capital while you get an equity percentage of the deal through your knowledge and sweat equity. This is how I raised capital commitments in the six and seven figures from investors when I was 21. I had maybe $20,000 to my name and I wanted to go after apartment complexes in the million dollar range so I created an LLC and acted as the asset manager, putting up the work and knowledge of how to acquire a deal and manage it while the investor put up the equity needed to purchase the deal and received passive income with little involvement required in the partnership.

Method #3: Seller Financing

This is another great option if you don’t have much capital. You can find motivated sellers who will carry the loan for you. Ideally, you want sellers who have paid off the house and own it free and clear so they don’t trigger a due on sale clause in a mortgage loan with the bank.

Otherwise you can get creative with this financing method and offer a “subject to” proposal where you take over the rights to the property “subject to” paying off their mortgage payments for them. In other words, the seller keeps the mortgage in their name and trusts you to make the monthly payments until it’s paid off. Investors often do this to avoid triggering the due on sale provision that is written into most loans. Get creative with seller financing. Negotiate the financing and deal structure with the seller and see how you can make it work for both parties.


I hope these 3 methods helped open your eyes up and build up confidence in you that you can get started investing in real estate regardless of how much capital you do or don’t have. This is why I love real estate. It calls on your creativity skills to come up with solutions to make deals work.


Take care.

Nick Foy