No Money? Creative Ways to Fund Your Next Rental Property (Rookie Reply)

Summary

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Real Estate Rookie Podcast

Episode Title: No Money? Creative Ways to Fund Your Next Rental Property (Rookie Reply)

Hosts: Ashley Kehr & Tony J. Robinson
Date: February 6, 2026

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Episode Overview

This episode of Real Estate Rookie dives into three core questions faced by new real estate investors:

• How to fund your next deal with little or no money down
• How to connect with reliable wholesalers for finding deals
• Whether to line up financing before making offers or after securing a deal

Ashley Kehr and Tony J. Robinson draw from their personal experiences and answer real questions from the BiggerPockets forums, offering practical, actionable advice for rookies. The tone is encouraging, realistic, and packed with tips for those just getting started.

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Key Discussion Points & Insights

1. Funding Your Next Deal with Little to No Money Down

[00:29 - 08:15]

Tony’s Take:

• Leveraging other people’s money is the “golden goose” for investors, but a track record seriously helps.
  • “If you can show people you can be a good steward of maybe your own capital first, it makes it more likely for them to actually give you their own capital in a deal.” – Tony, [01:05]
• Even without using your own money, having reserves is critical in case of unexpected issues.
• Building relationships and trust is essential, especially without prior experience.

Ashley’s Tips:

• Don’t lock into a single funding strategy. She recommends putting in multiple offers with various financing options (bank loan, seller financing, private money).
  • “If you limit yourself to only thinking about one funding strategy, that’s going to limit the deals you can do.” – Ashley, [03:23]
• Submitting multiple offers gives sellers options and helps you negotiate.
• Seller financing is highlighted as a powerful, flexible approach for rookies.

Methods Ashley & Tony Used:

• Tony: Used 100% bank financing for his earliest deals; also private money (sometimes mixed with hard money), especially for flips to quickly recycle cash and build a track record.
  • “Call every single bank… and see what kind of loan products they offer that are low or no money down.” – Tony, [04:32]
• Ashley: Started with a money partner on a 50/50 equity split; her partner was paid back capital plus interest over 15 years. Early on, she gave up favorable terms to get in the game and build experience.
  • “The biggest thing for me that really helped was not being worried about giving up too much in the deal.” – Ashley, [06:32]
• Ashley underscored the value of just getting started: early deals don’t need to be the perfect financial win—the experience is invaluable.

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2. How to Find and Build Relationships with Good Wholesalers

[10:21 - 14:12]

Ashley’s Advice:

• She’s never bought directly from a wholesaler but shares ways to find them:
  1. In-person Meetups: Wholesalers often attend and hand out sign-up sheets for their buyers’ lists.
  2. Respond to “We Buy Houses” Texts: Even if you don’t want to sell, ask to be added to their buyers’ list.
  3. Google “Sell My House Fast [Your City]”: Reach out to sites that come up and ask to join their buyers’ lists as a buyer.
  • “Just let them know you are a buyer and you would like to be on their buyers list.” – Ashley, [11:44]

Tony’s Perspective:

• Most rookies don’t see the best wholesale deals because wholesalers prefer certainty and proven buyers.
  • “What wholesalers really value is certainty in the person they’re working with… they want to make sure whoever they go under contract with has a good chance of actually closing.” – Tony, [12:27]
• The “A-list” deals are offered personally to trusted buyers before being blasted to a big email list.
• How to get into the inner circle:
  • Build better relationships—communicate regularly, and share your business plans, funding, or desire for deals.
  • Consider taking thinner-margin deals to prove yourself and become a preferred buyer.
    • “Maybe take a deal that gives you $30k if it means building a better relationship with that wholesaler.” – Tony, [13:11]

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3. When to Line Up Your Financing—Before or After Submitting Offers?

[18:32 - 21:41]

Tony’s Approach:

• Always know your purchasing power before hunting for deals.
  • “One of the very first steps… even before you really focus on a market is understanding what is your purchasing power.” – Tony, [18:53]
  • Avoid wasting time (and risking earnest money deposits) chasing deals you can’t actually close.

Ashley’s Experience:

• Being pre-approved or having financing options ready helps you get offers accepted and close deals smoothly.
  • Sometimes she’s found deals first and scrambled for financing, but prefers to be prepared.
  • “It’s definitely easier to make the offer and get the offer accepted too when you have proof of funds or proof of financing.” – Ashley, [19:47]

Practical Scenario:

• Tony warns that with off-market and wholesaler deals, you may need to put down non-refundable earnest money. If you haven’t lined up financing, you risk losing that deposit.
  • “If you go out and you put down $5, $10, $20, $30,000 as a non-refundable EMD and then you try and go get the financing only to figure out that you can’t… that’s a tough spot to be in.” – Tony, [21:19]

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Notable Quotes & Memorable Moments

• “If you can show people you can be a good steward of maybe your own capital first, it makes it more competent for them to actually give you their own capital in a deal.” – Tony, [01:05]
• “If you limit yourself to only thinking about one funding strategy… that’s going to limit the deals you can do.” – Ashley, [03:23]
• “Don’t overcomplicate it and don’t overthink… It’s okay if they end up getting the better end of the deal because it’s the way you got started and you can grow and learn from there.” – Ashley, [07:18]
• “What wholesalers really value is certainty in the person they’re working with.” – Tony, [12:27]
• “One of the very first steps… is understanding what is your purchasing power, how much cash do you have on hand, how much can you deploy into a deal, and what kind of loan amount can you get pre qualified for?” – Tony, [18:53]

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Timestamps for Important Segments

• Funding deals with limited/no money: [00:29 - 08:15]
• Finding quality wholesalers: [10:21 - 14:12]
• Should financing be lined up before submitting offers? [18:32 - 21:41]

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Summary Table: Rookie Takeaways

| What You Should Do as a Rookie | Why It Matters | |--------------------------------------------|------------------------------------------| | Build a small track record | Makes others more willing to fund deals | | Have multiple funding strategies ready | Increases negotiation opportunities | | Submit various types of offers | Gives seller choices, improves odds | | Build relationships with wholesalers | Access better (not widely marketed) deals| | Prove yourself—take leaner deals if needed | Earn your spot on preferred buyer lists | | Always know your purchasing power first | Avoid wasted effort and costly mistakes |

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Final Thoughts

This episode is a practical deep-dive for rookies who want to move past funding constraints and begin building real momentum. The hosts stress that relationships, preparedness, and flexibility are the keys—not just capital. Getting in the game, even if the first deal isn’t overly lucrative, is often the springboard rookies need for growth and confidence.

For more, join the Real Estate Rookie Facebook group or follow the hosts on Instagram @BiggerPocketsRookie.

Transcript

[Ashley Kerr]

What if the real reason you're not buying deals has nothing to do with the market and everything to do with how you're approaching money, deal flow and funding?

[Tony J. Robinson]

Today we're answering three questions from the BiggerPockets forums that hit the exact pain points that rookies just like you are struggling with right now. Getting deals without a bunch of capital, finding quality wholesalers to find you the right deals, and knowing when to line up your financing foreign.

[Ashley Kerr]

This is the Real Estate Rookie Podcast. I'm Ashley Kerr.

[Tony J. Robinson]

And I'm Tony J. Robinson. And our first question today comes from Victoria in the BiggerPockets forums. And Victoria's question is, I'm curious about what methods you all are using to acquire investment properties without a ton of capital upfront. There are so many strategies out there. Partnering with private money lenders, joint ventures, creative financing assignments subject to seller financing, lease options, and more. It would be great to hear from investors actually doing deals right now about what is working in today's market, which strategies you like best, and what pitfalls to avoid when using little to no money down approaches. A few questions to kick things off. What methods have you successfully used to acquire properties without large amounts of your own cash? How did you structure the deals, roles, profit splits, risk and protections? How would you do it differently if you were starting over with limited capital today? Looking forward to learning from everyone's experiences? All right, so the question is, how do you get into a deal with little to no cash of your own out of pocket? I think the first thing that I'll say is that everybody listening probably wants to do a lot of deals without using any of their own money, right? Like that's the golden goose for building a real estate portfolio is the ability to leverage other people's capital. That said, I think a few things have to be in place first before you can successfully do that. Number one, it helps to have some sort of track record, right? Like if you can show people that you can be a good steward of maybe your own capital first, it makes it more competent for them to actually give you their own capital in a deal. But if you've got zero real estate experience, I'm not saying that it's impossible, but it is a slightly bigger hurdle to get over if the first deal that you're doing requires you to get someone else's capital. So just kind of keep that in the back of your mind that if you've got a track record, even one or two deals that helps build confidence in other people, then you can replicate that with their Own money. The second thing that I'd say is even if you're using someone else's capital, not your own, there's still, I think, a certain level of like financial cushion that you want to have in case the deal goes sideways. You know, if you guys go over on your budget, if, you know, unexpected expenses come up, whatever it may be, if there's a month where occupancy dips lower than what you had anticipated, it's still good to have some form of reserves for yourself just in case things hit the fan. So just two big ideas up front for me. Ash, what are your initial thoughts on the question?

[Ashley Kerr]

I think one other thing, along with finding out your, your path, your strategy and what you're going to do is once you at least know your strategy, build your buy box. But when you're looking at different ways to fund the deal, I think you should have multiple options. Instead of just saying, I'm going to get a bank loan, I got pre approved and that's the only thing I'm going to do is look at other things. So you can submit multiple offers on the deal so you have multiple opportunities to negotiate. So oftentimes I will submit an offer with bank financing, I will submit an offer with seller financing. I think seller financing is a great opportunity to get a deal with low money into the deal and be able to negotiate the terms. So it's more beneficial for you. And I think if you limit yourself to only thinking about, I need to, you know, set aside one funding strategy and stick to that is going to limit the deals that you can do. So try and find out, you know, if you can line up a private money lender that maybe you will or won't use. You know, look at how you would structure seller financing for a deal. You can do as many different offers as you want. And the thing I love about doing multiple offers is it makes it the buyer's decision. Everybody loves to make their own decision. So I'm sorry, the seller's decision. The seller will get to decide which offer they want to choose. And everybody likes to make their own decision, not be told what they're going to to do. So that kind of, you know, gives you some negotiating power there.

[Tony J. Robinson]

But to answer the question of like, what methods have you used? I've used 100% bank financing. So my first few deals were 100% funded by a local bank that I found. And I know investors today that are still using forms that form of financing now usually that requires finding deals and need some renovation and Some rehab, so there's some margin in there. But call every single bank and whatever market that it is you're thinking about and see what kind of loan products they offer that are low or no money down. I've also used private money where I, you know, I've worked with private investors to fund my acquisition. The rehabs know other folks who have used private money in combination with hard money. I, I, I just think that if you are going to raise capital from someone else, especially in your first few deals, I would maybe focus on transactional real estate. So something like flipping where you can kind of get in and get out in six to 12 months and also walk away with a bigger chunk of cash because then that will position you better moving forward to maybe start doing some of your own deals. So the, the bigger question isn't does this work or can I get someone else's money? I think the bigger question that most folks struggle with is how can I go out and identify those people that would be willing to work with me? So I would invest a lot of my time, effort and energy into building your network, meeting folks who might have the capital but not the time or the desire to do these deals themselves and figuring out how you can align yourselves with them to make it a win win situation for both of you.

[Ashley Kerr]

And then to address the question of what would you do differently if you were starting over with limited capital. I actually really like the way that I started. I took on a money partner, funded the whole deal. I set it up so that it was 50, 50 equity, but also they were being paid back principal. So the capital they invested into the deal plus 5 and a half percent interest over a 15 year amortization. So this was a really sweet deal for them and it was my first deal so I wanted to give someone more sense of a security. So like they were getting all money paid back over time and they were getting equity in the property and 50% of the cash flow of the property, which I will say was pretty minimal at first start, but it was their first deal and my first deal. So I, I think if you are starting today and you're looking at what to do, the biggest thing is for me that really helped me was not being worried about giving up too much in the deal. If you don't get a ton of return or you don't, you know, you give up equity or you give away a portion of the cash flow. Like this first deal doesn't have to be a huge moneymaker. And if you, even if you're doing a lot of the sweat equity, which I was. I was a property manager. I found the deal, I did everything for the deal, but I gave up a lot just to get started, just to get that first deal. So don't overcomplicate it and don't overthink. Think it when you're purchasing that first deal with a partner that you know, it's okay if they end up getting the better end of the deal because it's the way that you got started and you can grow and learn from there. It's one deal that you're doing with them. The next deal you can negotiate the terms. I still have that first partner and when we do a deal today, it is very, very different. I make out on the sweeter end of that deal because I am the one doing all of the work and I know what my value is because of all the experience and the things that I've learned. But there's still being able to, you know, invest in real estate and have to do very, very minimal work. So it still works for them also too. So coming up, everyone says build relationships with wholesalers, but how do you actually find the good ones without wasting months chasing bad deals? We'll dig into that after a quick word from our show sponsors.

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[Ashley Kerr]

Okay, we're back and our second question is I have been investing for two years now. Since then I did my first project and looking to do multiple ones this year. Congratulations on your first one and I've been trying to connect with solid wholesalers. So far most of the deals I'm coming across aren't a good fit. I post regularly in the Facebook groups, Check Investor Lift and stay active in the community, but I'm clearly not reaching the right wholesalers yet. What might I be doing wrong and where do experienced investors usually find reliable wholesalers who consistently bring real workable deals? So I've never bought a property from a wholesaler, but I am on a bunch of buyers list they call it where wholesalers keep a list of their buyers. When they get a deal, they send them out. So here's the three ways that I would find a wholesaler is one I would go to in person meetups and in your network wholesalers will be there. Sometimes they even bring deals and a clipboard for you to sign up if you want to get on their buyers list. The second thing is if you've ever gotten a text message from somebody who wants to buy a property, maybe your primary residence or maybe the investment property you already have, respond back to them and say no, I'm not interested but I'd like to be on your buyer's list. Most likely they are a wholesaler trying to find deals. So usually I just have to give them my email address and I'm on their buyers list. You could also tell your friends and family that they could, you know if they get one of those messages to send the contact information your way and you'll go ahead and respond with your information. And then the third thing is Googling. So whatever market you're investing in is Google, sell my house fast, Buffalo, New York, or whatever your market is. And all of the wholesalers will usually come up like we do, cash offers, things like that. And you're going to message them and instead of, you know, being somebody who wants to sell your house, just let them know you are a buyer and you would like to be on their buyers list.

[Tony J. Robinson]

Great points, Ashton. I think just want to highlight why most rookies might not ever even see all of the really solid wholesale deals. And it's because what wholesalers really value is certainty in the person they're working with, right? Like they've got this property under contract, they've already made commitments and promises to the seller. They want to make sure that whoever they go under contract with has a good chance of actually closing, right. Otherwise they sour that relationship with the seller and they might end up losing the deal. So oftentimes what you'll see wholesalers do is that before they email out their entire list, they're picking up the phone, they're calling or they're texting, they're trusted and you know, closest buyers to say, I just locked this up. Here are the details. Are you interested? And oftentimes only if those buyers pass, then does it go off to their larger list. So the question for you isn't even necessarily how do I find more wholesalers? Because it sounds like you're doing all the right things. The question is how do I get into that inner circle so I can be on that short list of what buyers or what wholesalers are actually looking for. And I think there are two ways you can do that. Number one is just continue to build a better relationship with those wholesalers. Don't just wait for them to send you deals. Like, just reach out to them every once in a while, let them know what you're up to. Give them more certainty on what you're doing in your business to position yourself. Tell them like, hey, look, I, you know, I just raised 300k that I need to deploy. Do you have anything that I can buy right now? Right. The second thing you can do is maybe take a deal that has slightly smaller margins just to build that relationship with those wholesalers. So if you've got a minimum goal on a flip of like, hey, I want to make, you know, 100k on a deal, maybe take a deal that gives you 30k if it means building a better relationship with that wholesaler. So I think the bigger question is not how do you get more volume? But how do you build a deeper connection with the folks who are already wholesaling in your chosen market? All right, we're going to take a quick break before our last question, but while we're gone, be sure to subscribe to the real estate rookie YouTube channel at Realestate Rookies, where you can find us. And we'll be back with more right after this.

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[Tony J. Robinson]

All right, we're back. And let's hear. Our last question was coming from Brandon and the BiggerPockets forum. So Brandon says question for active investors here. Do you prefer having financing options ready before submitting offers or do you secure funding after you have a deal locked in? Pros and cons to both. Curious to know how you would approach it. My answer is going to be pretty quick and straightforward on this one, Ash. I prefer to know what my purchasing power is before I invest a lot of time searching and hunting for deals because what would suck is that you find a great deal you get under contract, you try and go get your financing and they're like, hey, this deal is $500,000 but you can only get approved for $200,000. Now you've just wasted a lot of time, effort and energy on deals that you actually had no ability to close. So for me, I feel like one of the very first steps, even before you really focus on a market is understanding what is your purchasing power, how much cash do you have on hand, how much can you deploy into a deal, and what kind of loan amount can you get pre qualified for?

[Ashley Kerr]

It's definitely so much easier to go that route to be prepared and to know ahead of time to be able to get your deal done. There definitely have been a lot of times where I've found the deal and I've then figured out the financing maybe because like I wasn't planning to buy a deal but the deal is too good to, you know, pass up on or whatever the reason may be or it came up upon a second deal or something that I wanted to take on at the same time. So it's important to have options, I would say so, you know, figure out different ways that you can pay for things and even though you may not use all of them, that first deal at least know what are the steps to take. So like getting pre approved is a great choice. Having somebody you know that's lined up as a private money lender, it's definitely easier to make the offer and get the offer accepted too when you can have proof of funds or proof of financing.

[Tony J. Robinson]

So and like a lot of like sellers, they won't even entertain an offer if you don't have some sort of pre approval letter attached to that offer. So I think a lot of times your hand is kind of forced into getting the financing at least somewhat figured out first.

[Ashley Kerr]

The this off market deal that I'm doing right now. I actually got the pre approval letter and everything when I, I got it ready to submit my offer and I was like waiting to submit the offer to like get the pre approval and I submitted the offer like in intense int with anticipation that I would have the proof of funds within like the next 24 hours. So when they asked for it, I'd have it ready. They didn't ask for it, so. But it still was like good, like peace of mind to know, like, you know, I, I have the financing lined up or whatever. But.

[Tony J. Robinson]

And just one last point on that too, Ash, you talk about off market. We just had a question about wholesalers. Even for wholesalers, a lot of times they'll want a non refundable EMD just to lock the deal up. So if you go out and you put down 5, 10, 20, $30,000 as a non refundable EMD and then you try and go get the financing on to figure out that you can't, that's a, that's a tough spot to be in. So I would strongly encourage every rookie to try and figure out your financing first.

[Ashley Kerr]

Well, thank you guys so much for joining us on today's episode of Rookie Reply. If you have questions, you can always join us in the real estate rookie Facebook group or you can message us on Instagram @BiggerPockets Rookie. I'm Ashley, he's Tony, and we'll see you guys next time.

[Tony J. Robinson]

Hey rookies, if you're watching this, we want you to apply to be a guest on the real estate rookie podcast. That's right. Ashley and I are looking for amazing stories just like yours to be a part of our real estate rookie podcast. Now look, you don't need to be an expert. You don't need to have done thousands of deals. Even if you've done one deal, your story could help inspire the next listener.

[Ashley Kerr]

As a rookie investor. Especially if you just got your first deal. It is all fresh in your minds and you are the best person to tell your story, give your experience on how you got it done to help someone else get their first deal.

[Tony J. Robinson]

So head over to biggerpockets.com/guest if you want to be a part of our show. Again, that's biggerpockets.com com guest and we'd love to have you on.