101 Ways to Buy Real Estate Zero Down and Without a Loan and NO Banks.

Challenge: Create the most complete guide to buying real estate properties zero down.

Challenge Accepted:

This will be the single most epic page on the internet that shows any real estate investor how to create passive income buying real estate and rental properties zero down, without loans and without even talking to a bank.

If you want to buy real estate zero down, without banks or loans and (eventually) without leaving your house then this page is for you.  This is going to be a long post, I’m starting it now and hopefully this will create the accountability for us to finish it lol.

First of all, THANK YOU again for making this channel the number one channel for Indiana real estate on YouTube according google analytics and SocialBlade info for BigReia.com.

Let’s get started…

We need YOUR help to make this page EPIC is possible THANK YOU for helping…

How to buy real estate zero down…

1.) Owner Financing.

The term “owner financing” is very broad but we’ll start here because buying real estate zero down and without banks is much easier if you leave banks out of the process altogether.   With owner financing you almost always want to structure the deal so it is zero down.

Owner financing is a common option where the seller acts as the lender, and you pay the purchase price in installments. This means that you don’t have to go through a bank or a mortgage company to buy the property. The seller will finance the purchase and hold the title until you have paid off the property.

Here are some steps to consider when looking to buy real estate with zero down payment and owner financing:

1. Identify potential properties and your target areas:

You want to know WHERE you want to buy, remember every property will end up being a rental or a flip so whether for you or an investor you hand the deal off to – you want to know exactly where to buy.  Look for properties that are listed for sale by owner, or that are owned by individuals because they are most likely to be able to do and be most helped by a deal with owner financing.

These properties may be advertised as “owner will carry” or “owner financing available.” You can also check online real estate marketplaces or consult with a real estate agent who is familiar with owner financing options.  Talk to investors as well.  Target your marking and lead generation in these areas and for these specific properties as well.  

We LOVE 1% houses.

For more on that check out our Passive Income Guide.

2. Screen the Sellers:

Once you generate quality leads of your target houses you need to talk to the sellers.  Your DIALOG is the single most important skill in building your real estate business.  Now you want to find the sellers pain and solutions.  If it is a win then maybe do a deal with owner financing.

Get the terms you need and that work for the seller and and form the financing agreement the way we teach in our other posts on this.  This will include the purchase price, interest rate, and repayment schedule.

Be sure to work with a real estate attorney to draft a legally binding agreement that protects both you and the seller.  For a free list of real estate professionals that can walk you through every step use our People Page:


3. Conduct Due Diligence:

Before closing on the property you need to do your homework.  Conduct thorough due diligence to ensure that the property is in good condition and passes inspection.  Make sure there are no liens or other legal issues that could impact your ownership.

This will include getting a home inspection, title search, and property appraisal.

4. Close on the Property:

Once you have completed your due diligence, close on the property by signing the owner financing agreement and transferring ownership.  Record the contract and paperwork correctly with the local recorder’s office.  Be sure to make all payments on time and maintain good communication with the seller to ensure a smooth transaction.

Some basic dialog with sellers and how to bring up owner financing:

“I see, so in order for me to buy it for cash I would have to be at 170k max and it seems like you would need 200k is that right?”

“Well there may be  way I can help you there’s good news and not as good news about it, so one side you could sell it and get your price of 200k and not be a landlord or deal with tenant, toilets or termites, or repairs, vacancies, etc. but on the other side – well first does that sound good so far?”

“Great, on the other side you wouldn’t get all of your money right now, we can try something called an installment sale – and you definitely want to check with your CPA or attorney to see if it makes sense, but I can help explain the basics so you know what to ask, are you familiar with an installment sale?”

“Yes so after you talk with your CPA and attorney and they’ve told you that this is the best move, you and I would enter an agreement and I would buy the house from you at 200k and we would work out a payment plan that makes sense for you, now during that time I take everything on the property you are not a landlord and don’t get called about anything, make sense?”

“So this can be a good way to get passive income and if something happens to you it can pass to an heir so your family can inherit the passive income and again your CPA can explain this too, follow?”

“If you sell it right at 200k you will have a tax bill that will be for the entire amount since the depreciation has added up, but with an installment sale you only pay taxes on the money that you get so you can spread that tax bill out over years, and like I said your CPA can help you see if this makes sense or not…”

“Yes so you definitely want to check with your CPA and attorney about this and I also have a list of attorneys, title companies and CPAs who speclialize in doing these, I can send you that list and you’ll see some of these guys are professors at Indiana State and law school lecturers so they are kind of expensive but they’ve agreed to do a free consultation to anybody who comes from me, I can email you that list if you want…?”

There are a LOT of great things that this approach does for compliance, aftert this FOLLOW UP.

2.) Lease Option.

This is a basically rent a property with the right NOT the obligation to buy it at end of the term.  Usually you want to do a Master Lease Option (MLO) so that you can sub lease the property out.  We do this a lot with commercial properties to buy apartment buildings zero down.

To find these look for properties and houses “for lease”, “lease to own”, “rent to buy”, r2b, etc.  Talk with property managers as well because often you can lease several properties at once and make their life easier because they just deal with you while you sub lease them out.

Remember the parts of the lease option – the purchase price, the payments, the option fee, length of hte option, rent credits towards purchase, etc.

1.) Subject To Financing.

Subject-to financing involves taking over the seller’s existing mortgage as you buy the propery “subject to the existing mortgage.  So you do take ownership of the property “subject to” the existing financing and mortgage without any qualifying.  The seller remains responsible for the mortgage, but you get to take ownership of the property without having to come up with a down payment.

Make sure you do the following in our Subject To Checklist:

1. Evaluate the existing mortgage:
Review the terms of the existing mortgage, including the interest rate, monthly payment, and remaining balance. Confirm that the mortgage is current and there will be no surprised with higher rates or payments down the road.  

2. Obtain title insurance:
Obtain title insurance to protect against any defects or liens on the property. This will provide you with financial protection in the event of any legal issues that arise after the purchase.

3. Add yourself to the homeowner’s insurance policy.
When you buy a property “subject to,” the existing homeowner’s insurance policy will remain in place. However, it is important to check with the insurance company to confirm that the policy will cover you as the new owner of the property. If not, you may need to obtain your own insurance policy.

Adding yourself to the existing policy or obtaining a new policy can provide you with coverage for any damage or loss to the property.  It can also protect you against liability claims if someone is injured on the property.  It is important to speak with an insurance agent and review the policy terms and coverage options to determine the best course of action.  Check our People Page for insurance agents who specialize in these kinds of deals.

4. Make payments on time:
Once the purchase is complete, make all mortgage payments on time and maintain good communication with the lender. Ensure that you have adequate funds available to cover mortgage payments and any necessary repairs or maintenance on the property.

5. Get Mortgage Authorization
Mortgage authorization is a contract that enables you to pay the existing homeowner’s mortgage on their behalf. The lender might not accept your payments without a mortgage authorization and might even start a foreclosure process on the property.

You must speak with the current lender and explain that you are buying the home “subject to” the current mortgage in order to get mortgage permission. To prove that you have the legal authority to make mortgage payments on the property, you could be required to present documentation like a copy of the purchase agreement or a letter from the homeowner.

4. Hard Money Lenders
Hard money lenders are private investors who lend money based on the value of the property. Unlike traditional lenders, they don’t require a down payment but instead focus on the property’s value and the borrower’s ability to repay the loan.

5. Borrow from Family or Friends
Borrowing money from family or friends is a common way to get started in real estate. It’s important to have a clear agreement and repayment plan in place to avoid any conflicts.

6. Home Equity Line of Credit (HELOC)
A HELOC allows you to borrow against the equity in your home, which can be used as a down payment for a real estate investment. The interest rates are typically lower than other loans, making it an attractive option.

7. Seller Financing
Seller financing involves the seller acting as the lender, and you pay them directly for the property. The terms of the loan are negotiable, and it’s a good option for those who may not have enough funds for a traditional down payment.

8. Personal Loans
Personal loans can be used for anything, including a down payment on a real estate investment. However, the interest rates can be high, and it’s important to have a plan in place to repay the loan.

9. Government Grants
There are various government programs that offer grants to first-time homebuyers or those who qualify based on income. These grants can be used for a down payment on a real estate investment.

10. Rent to Own
Rent-to-own agreements allow you to rent a property with the option to buy it at the end of the lease term. A portion of your rent payments will go towards the down payment, making it a good option for those who may not have enough funds upfront.

11. FHA Loan
FHA loans are backed by the Federal Housing Administration and require a low down payment. This is a good option for those who may not have a large down payment but have a good credit score.

12. VA Loan
VA loans are available to veterans and active-duty military personnel and require no down payment. This is a great option for those who have served in the military and want to invest in real estate.

13. USDA Loan
USDA loans

14. HomePath
HomePath is a financing option offered by Fannie Mae for foreclosed properties. It requires a low down payment and offers flexible mortgage terms.

15. HomeSteps
HomeSteps is a financing option offered by Freddie Mac for foreclosed properties. It also requires a low down payment and offers flexible mortgage terms.

16. Crowdfunding
Real estate crowdfunding platforms allow multiple investors to pool their money together to invest in a property. This can be a good option for those who don’t have enough funds for a down payment.

17. Private Lenders
Private lenders are individuals or companies who lend money to real estate investors. They may require a higher interest rate, but they can be a good option for those who can’t get financing through traditional means.

18. Partner with Another Investor
Partnering with another investor can be a good way to pool your resources and invest in real estate together. This can help you split the down payment and other costs.

19. Home Equity Loan
A home equity loan allows you to borrow against the equity in your home, which can be used as a down payment for a real estate investment. The interest rates may be higher than a HELOC, but the terms are usually more favorable.

20. Use a Credit Card
While not ideal, using a credit card can be an option to get started in real estate investing. However, the interest rates can be high, and it’s important to have a plan in place to pay off the debt.

21. Negotiate a Lower Price
Negotiating a lower purchase price can help reduce the amount of money needed for a down payment. This can be done by finding properties that have been on the market for a while or by making a strong offer with favorable terms.

22. Seller Second Mortgage
A seller second mortgage is when the seller acts as the lender for a portion of the purchase price, and you pay them back over time. This can be a good option for those who don’t have enough funds for a down payment.

23. Cash-Out Refinance
A cash-out refinance allows you to borrow against the equity in your home and use the cash for a down payment on a real estate investment. This option can be risky, as it increases your debt and monthly mortgage payments.

24. Bridge Loans
Bridge loans are short-term loans that can be used to finance the purchase of a new property before the sale of an existing property. This can help you avoid having to come up with a down payment while waiting for your current property to sell.

25. Home Improvement Loan
A home improvement loan can be used to make improvements to a property, which can increase its value and equity. This equity can then be used as a down payment for a real estate investment.

26. Wholesale deals: You can find wholesale deals on properties that are being sold at a discount. This can be a good way to get into real estate investing with little money down.

27. Joint venture: You can partner with someone who has the money to invest, and split the profits.

28.. Hard money loan: A hard money loan is a type of loan that is secured by real estate, and may not require a down payment.

29. Bridge loan: A bridge loan is a short-term loan that can be used to bridge the gap between the purchase of a new property and the sale of an existing property.

30. Private money lenders: Private money lenders may be willing to lend money with little or no down payment, although the interest rates will be higher.

31. Borrow against your 401(k): You can borrow against your 401(k) to use as a down payment on a property.

31. Real estate crowdfunding: Real estate crowdfunding platforms allow you to invest in real estate with little or no money down.

32. Gift funds: You can receive gift funds from family members or friends to use as a down payment on a property.

33. Sweat equity: You can offer to do repairs or renovations on a property in exchange for a lower down payment.

34. Participate in a real estate investment group: Real estate investment groups allow you to pool your money with other investors to buy properties.

35. Flip a property: You can flip a property and use the profits to invest in another property.

36. Wholesale financing: You can use wholesale financing to buy properties with little or no money down.

37. Land contracts: A land contract is an agreement in which the seller finances the purchase of the property.

38. Micro-lending: Micro-lending platforms allow you to lend money to real estate investors with little or no down payment.


18.)  Homeowners Who Can’t Refinance. (from mortgage brokers)

Many times a homeowner who needs cash fast will try to refinance their home.  They may talk to their mortgage broker or banker first before actually applying.  Sometimes their payments are too high, they don’t have enough equity to sell and/or they need cash right now but they don’t qualify.

In general you should almost NEVER refinance your house.  This is because at the start of the loan nearly all of the payments go towards interest, at the end it is the opposite as more and more of the payments go towards the principal. 

So refinancing just starts the process OVER, it resets the clock

You want to explain this to your friends, families and DEFINITELY your clients.  So when a mortgage broker, banker, realtor, etc. has a homeowner who wants to refinance (whether they qualify or not) they can introduce you as somebody who can help.

I have my lenders just add them to my opt-in page and they start getting emails and videos from me.  Then when I actually call the sellers up later that day they feel like they are talking to a celebrity lol.

I have two bird dogs making over $7,000 JUST from this source

This is an easy one to do but I haven’t met any real estate investors doing this with any seriousness.  This a good, easy one to do.

19.)  Vacant and Raw Land Badassery.

There is great post on 57 Ways to Make $5,000 a Month with Raw Land you can check out for more on this.  We’ve had a few kids and students go out and do this to make some fast cash on the side.

One way of doing that is to just print this out and share it with sellers and get paid for helping them work on one or two ideas. 

Here’s that infographic below:

To download the chart below in a .pdf (for free)…

… just say you love me and click here.

How I'm making an extra $1,500 a week from my list of code violation properties, here's exactly how.

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How I made over $92,000 from sending a SINGLE email, by working with new home construction builders.

Copywriting for real estate investors, how to tell great stories, the $9k/mo letter sentences to use

"How I made 70k from a game of Tug of War and I didn't even play." Motivated seller leads for FREE.

60.)  Driving for Dollars.

Driving through neighborhoods or commercial areas is a very well known way to find deals HOWEVER very few people do it correctly.  To do this correctly you want to make sure avoid the mistakes others make and follow these five rules:

1.) Focusing on FARMING Your Areas – You want to pick a certain cities, neighborhoods, subdivisions, streets and/or areas that you focus on.  The key to farming is planting, nurturing and tracking – this includes flyers, postcards, etc.  You want to have 90+ day plans and build relationships for regular deals.

2.) Partner with Providers – Draw a circle around your target area and make it a point to get in touch with EVERY single realtor, investors, mortgage broker, property manager, hard money lender, FSBO, etc. in that area.  You to know and have a relationship with as many players in that area as possible.

3.) Build Bird Dog Team – The more boots you have on the ground, the better.  The stronger your army the less vulnerable you are to competition and other disruptions.  Constantly market and generate leads for people who want to make extra cash, remember you pay them out of what they make you.  A win/win. 

4.) VOLUNTEER – If you don’t know about our GXM Project and the power of “Viral Volunteerism” you should learn about it and start volunteering.  Help the realtors, investors, FSBOs, etc. but ALSO do community events and host fund raisers and charity raffles – like the Tug-o-War.  This build your visibility, trust and authority – plus you get to help people and make a bigger difference.

5.) DRIP DRIP DRIP – The biggest factor in all five of these steps, and really in ALL of these marketing ideas, is your persistence.  You want to have set-it-and-forget-it automations with emails, letters, reminders, THANK YOUs, newsletter/updates, etc. so that once somebody comes into your world your Compliance Curve turns them into fan for life.  I’ve worked with thousands of real estate people and almost NONE of them stay in touch or even try to be helpful.  Do the opposite.



I want this to be the MOST EPIC page ever created when it comes to how real estate investors can find motivated sellers for FREE.

I need your help with that and we are adding to this page everyday.

So by leaving your feedback, suggestions and ideas it will help us provide even more and add to this list.  We are making this a FREE resource to real estate investors and business builders around the world so your help is appreciated.

Leaving testimonials will also help with the accountability in getting us to finish this too LOL.

Thanks so much guys!  = )

~ Indy Anna
Love (at) BigReia.com
(YES that’s my actual Direct Line and I really do answer lol, so please text me first Thx!)

Want more (brilliantly) EPIC posts of real estate investing and bidness badasssery...?

There is a great post and class on the 38 Ways to Buy Apartment Buildings Zero Down with Pet Policies, and here are some other helpful and EPIC posts... for starters as a real estate investor if you ever want to build a business that makes you 30 grand a month then you MUST do this...

Wanna Create Generational Passive Income Buying Real Estate and Small Businesses?

Here's a class on exactly how to make $30,000 in passive income as an out of state Indy landlord.  Exactly how many Indiana rental properties do you need to make 30 grand a month.  Anna can you help me invest in Indianapolis turnkey real estate investment properties?

There's also a great class Azam did on how anybody can retire in the next 1-2 years with $30,000 a month in passive income by buying and selling businesses zero down.  What about Micro Flipping?  We have a great class on how to start micro-flipping real estate zero down from your house and make $500/day, speed wholesaling 101.

There’s also another great class on how to buy apartment buildings zero down that you can check out as well.  This relates directly to growing income on rental properties.  Speaking of which make sure to check out our epic page on 14 ways to avoid tenants from hell.  Also we have a great post on how to make build a "six figure a month" real estate wholesaling business.

Also here is a post on how I did this and I flipped a house off Zillow for 30.  Also you can check out the post on five steps to flip a house right off Zillow for 40 grand.  You can also check out our other epic post on 57 ways to make money with vacant land.

Here’s another post on how a Hero flipped a house off Zillow and made 40k in a few weeks while he was learning to read.  Also you want to check our post on the EPIC $25 million letter and the copy writing lessons for real estate investors, you'll love it.  Also you can see how ONE letter is making me $9,000 a month.  Also you can check out the post on 101 FREE places to advertise your houses.

Also check out the "SA" class and your REAL chances of create social mobility and income ascension with your real estate business.  Brilliant stuff.  Also there is a great post on the ONLY way you'll ever make 30 grand a month as a real estate investor and/or business builder.  Another brilliant class with a free downloadable Investor Guide is about 19 Ways to Make $10,000 a Month by Helping Tired Landlords.

Plus make sure you check out Azam's post on how to hire a realtor that makes you $10,000 a month... while you sit back with your shoes kicked up on your desk and fingers folded behind your head.  Also there is a great post on how to make five grand a week from putting out signs.

Also we have some great posts on 30 ways to buy real estate with no money down.  That is a two part series so make sure to watch the second part on the 30 ways to buy real estate zero down and with no loans or credit.  I also get questions about our "Epic Flipping" and how to turn $1 into over $25,000 by flipping ordinary items for exponentially high ROI.

And don’t forget our EPIC page on 100 FREE ways to find motivated sellers, we are making the number one page in the world on FREE ways of finding motivated sellers.  Also check out how I find motivated sellers from code violation properties, and also how I make over $1,500 a week giving investors access to that list

Speaking of lists, for a list of the "Good People" and My Indy Anna Homeys - this is a FREE list of EVERY possible contact that you'll ever need to build a real estate business in the Indianapolis or the Midwest.

You can also get a LONG list of every contract, piece of paperwork and legal document that you'll EVER need for your real estate business all FREE to download.

Also perhaps the most important class Azam has done is on the "Frequency of Thought" and how to use the laws of quantum physics to rewire your brain, attract brilliance like a lightning rod and be the best version of yourself.  Check out this epic 3-hour class on Quantum Real Estate.

When I first go started I thought wouldn't it be great if somebody put together ONE list of every possible contact that I would ever need to build a passive income with Indiana real estate - or any Midwest real estate?  Well that's exaclty what I did with our “People Page” here it is:

A totally FREE list of every possible real estate professional contact you’ll ever need to do unlimited deals, start and scale your real estate business and create generational passive income with real estate anywhere Indiana or the Midwest.

Stay here at BigReia.com and you’ll become allergic to being an LC and addicted to improving the world and creating Income Ascension and Social Mobility for you and yours… 

Thanks so much!  = )

Make the Universe Smile.

~ Indy Anna
Love (at) BigReia.com
(YES that's my actual Direct Line and I really do answer lol, so please text me first Thx!)

Free Comic Book Reveals:

100 FREE ways to find motivated sellers.

Free Comic Book Reveals:

100 FREE ways to find motivated sellers.