How to Invest in Real Estate With No Money: Proven Strategies That Work

Today, I want to talk about how to invest in real estate with no money… or very little money. I’ve owned over 2,000 houses that I rented out long-term, as well as multiple apartment communities throughout my career. I strongly believe in buy-and-hold investing, and that the best properties for long-term investment are multifamily properties.

If you’ve listened to my real estate podcast or read my book, you know that my focus is on multifamily investing. That said, I want to break down exactly how I bought 500 single-family homes in Denver with none of my own money, and how you can start investing in real estate with no money as well.

How to Buy a Property With No Money

The bottom-line secret to buying any investment property with no money down is to have a system in place to find great deals.

I’ve always said, and many other real estate investors agree, that if you find the deal, you’ll find the money. While that sounds simple, let’s break it down further.

The two key components to investing in real estate with no money are:
1: Finding great off-market deals
2: Building credibility to attract money loans and investors

Finding Off-Market Deals to Start Investing in Real Estate

You won’t find the best real estate investment opportunities listed on the MLS. The best single-family home or multifamily deals are off-market properties that require direct outreach and creative sourcing strategies.

Ways to Find Great Investment Properties With No Money Down

• Driving for Dollars: Look for rundown or vacant single family homes in desirable neighborhoods.
• Pre-Foreclosures & Auctions: Approach homeowners before they lose their homes.
• Direct Mail Marketing: Send personalized letters to absentee owners and distressed property owners.
• Wholesalers & Bird Dogs: Partner with professionals who find off market deals.
• Networking: Build relationships with other real estate investors, brokers, and property managers.
• Online Lead Generation: Use Google Ads, Facebook Ads, and Craigslist to attract motivated sellers.

I personally bought hundreds of houses by knocking on doors of homeowners in foreclosure. I’d introduce myself and say:

“Hey, I saw you’re having some trouble with XYZ mortgage company. I help people in these situations—would you like to chat about it?”

If you’re willing to do what most people won’t, you will find great investment properties that others miss.

How to Buy Property With No Money and No Credit Score

Once you find a great deal, the next step is funding it using creative financing. If you don’t have a perfect credit scoreor cash for a down payment, don’t worry—there are still ways to acquire property.

Creative Strategies to Buy an Investment Property With No Money

• Seller Financing: The seller acts as the lender, allowing you to make payments directly to them instead of a bank.
• Subject-To Deals: You take over the seller’s existing mortgage without applying for a new loan.
• Lease Options: You rent the property with an option to buy later, allowing you to generate rental income while delaying the actual purchase price.
• Private & Hard Money Loans: Private lenders and hard money lenders provide short term money loans based on the property’s value rather than your credit score.
• Joint Ventures & Partnerships: Partner with real estate investors who fund the deal while you manage it.

How I Bought 500 Single-Family Homes in Denver With No Money

Here’s exactly how I built my real estate portfolio with no money down.

1: Find deeply discounted investment properties through off-market deal sourcing.
2: Negotiate seller financing or raise private capital from investors.
3: Use lease options or subject-to financing to take control of the properties.
4: Generate rental income to pay for the properties.
5: Refinance or sell properties for long-term wealth.

I never used my own money. I simply found great deals, structured creative financing, and brought in money from private investors.

How to Buy Multifamily Properties With No Money Down

If you want to scale faster and build wealth through rental income, multifamily properties offer more financing options than a single-family home.

Steps to Buying a Multifamily Property With No Money

1: Find a Distressed Property

• Look for under-market rents and mismanaged buildings.
• Target tired landlords who want to sell.

2: Use Creative Financing

• Seller Financing: Convince the seller to finance the deal.
• Syndication: Raise capital from investors who fund the deal while you manage it.
• Joint Ventures: Partner with experienced real estate investors to acquire and manage the property.
• BRRRR Strategy: Buy, Rehab, Rent, Refinance, and Repeat to pull cash out of the deal.

3: Increase Rental Income

• Improve the property to justify higher rents.
• Reduce vacancies and streamline management.

How to Leverage Credit Score to Secure Real Estate Loans

Even if you’re using no-money-down strategies, improving your credit score can help you qualify for better money loans with lower interest rates.

Ways to Improve Your Credit for Real Estate Investing

• Pay down high-interest debt to improve your debt-to-income ratio.
• Establish business credit to separate personal and investment finances.
• Use secured credit cards or small business loans to build a better credit score.

Final Thoughts on How to Invest in Real Estate With No Money

If you want to start investing in real estate but don’t have money, the key is finding great deals and leveraging creative financing strategies.

By focusing on cash-flowing properties, improving your credit score, and networking with other real estate investors, you can build long-term rental income and wealth through real estate.

Want to Learn More?

If you’re serious about buying investment properties with no money down, check out my real estate podcast and coaching resources for in-depth strategies.