How to Do Real Estate Deals Without A Bank or Your Own Money

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In this episode of the REI Deal Finders podcast, I walk you through the world of creative financing—how you can structure real estate deals without using your own cash or relying on traditional banks. If you’ve ever felt stuck because of limited funds or credit, this is the episode that shows you how to move forward anyway.

We dive into real strategies that investors are using today to take control of deals with little to no money down. From subject-to deals to owner financing, lease options, and installment sales contracts, I explain how each one works, where the risks lie, and how to use them safely and legally. I even share real-world examples from my own deals—including one that helped an elderly homeowner avoid foreclosure. If you’re looking to expand your toolkit and close more deals, this episode is for you.

Episode Highlights

[0:00] - Introduction
[1:26] - Understanding the “roads” of real estate and why specialization is key
[2:55] - The reality check: Creative finance isn’t a shortcut—it still takes work
[3:19] - A real example of taking over a mortgage via subject-to (and how we profited)
[6:24] - Why creative finance allows you to buy with less capital (sometimes none)
[8:01] - The full definition of creative finance and how it differs from traditional bank lending
[10:04] - Legal considerations and why skipping an attorney can cost you big
[11:29] - Creative strategy breakdown: Subject-to, owner financing, lease options, and more
[12:49] - How owner financing works—and how to negotiate win-win terms
[15:18] - Using data to find properties with no mortgages for creative deals
[19:14] - Rent-to-own vs. lease options vs. installment contracts: key legal differences
[24:25] - The due-on-sale clause and what it means for subject-to deals
[28:01] - Risks involved with subject-to and how to protect yourself and the seller
[30:55] - How installment sales contracts work and when they benefit the buyer
[34:06] - Deposit vs. escrow: what gives you ownership rights (and wholesaling workarounds)

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5 Key Takeaways
1. Creative finance is everything outside of cash or traditional bank loans – And it opens doors for deals most investors can’t touch.
2. Every situation is unique—your ability to solve problems is what gets deals done – Think like a problem solver, not just a buyer.
3. Using subject-to lets you control a property and take over low-interest mortgages – But you must be aware of the due-on-sale clause.
4. Owner financing works best when the seller owns the property free and clear – It allows terms that benefit both sides, often with no money down.
5. Always use an attorney – Creative deals can be powerful but legally risky if done wrong. Do it right and you protect yourself and the seller.

If this episode helped open your mind to new deal strategies, don’t forget to rate, follow, share, and review the REI Deal Finders podcast. Let’s stay creative—and go get that next deal.