Marketing with little money to close

[Pat Danaher]

Hello,  I am a buy and hold investor looking to acquire rental properties in the Maryland area.  I am establishing my marketing list in hopes to find motivated sellers.  One concern I have with marketing is what do I do if I find a motivated seller that agrees to the offer price?  I don't have the cash for a typical 20-25% down payment at this time and I have other properties along with a  9 to 5 source of income; so banks are not providing me much in loans for investing.  My issue is that I would like to have options before finding a motivated seller (I will call it what it is, I am scared not knowing what the next step is).  How would you recommend starting a marketing list when one doesnt have the funds to close on a property.  I don't want to find a deal and not be able act on it or hurt my reputation of not being able to help the people I marketed to.  Examples of how to proceed after marketing in this situation would be helpful.

Thanks 

Pat

[Andrew Syrios]

I would look for someone you can partner with or get a private loan from. If you find a really good deal, you should be able to get someone interested in coming in with you or loaning at a higher LTV (but a higher interest rate too) than a bank. But it's good to lay the groundwork for that now.