10 Loans to Invest in Real Estate with No Money

Question: Can you invest in real estate with no money?

Answer: Kinda.

Real estate investing may appear to be rewarding, but it requires a significant amount of capital to get started. 74.4 percent of rental properties in the United States are owned by individual real estate investors.

It’s tempting to assume that the only way to invest in real estate is to purchase a property. However, the truth is that there are a variety of different possibilities that provide lucrative and consistent cash flow without the need to own a home. 

Property ownership is not required for real estate investing. In fact, there are different options available to investors that allow them to benefit from real estate appreciation. Even without having to take on the continuous obligations of building maintenance. 

Investors can invest in a variety of locales, real estate classes, and property sizes. These investments could serve as a stepping stone to potential property ownership. But, you may find the rewards to be so enticing that you decide not to buy a home at all.

Check out the rundown of loans below that can you one step closer to being able to invest in real estate with no money. Or, as close as you can get.

Hard Money Loan

A hard money loan is essentially a personal loan made to a real estate investor. Hard money loans, often known as bridge loans, are short-term loans used to fund an investment project. The loan is based on the value of the collateralized property. 

Typically, the lender lends up to 65-75% of the property’s value and earns money through interest, which is generally more than conventional property loans.

When you don’t have enough capital to invest in property, hard money lending is a possible funding choice. The capital employed in property investment will originate from private individuals or groups, rather than from a bank. 

Because these loans wouldn’t have to go through organizational procedures, they typically have lower qualification restrictions. This indicates that they can be protected quickly. Moreover, private lenders could be keen to support risky initiatives.

As a result, because lenders are assuming bigger risks and the periods are often 12 months or fewer, the interest charged on hard money loans is higher. Closing charges, appraisal fees, application fees, and any other expenditures related to the acquisition of the property are all covered by hard money loans. 

Investing in real estate is a continuously shifting industry. Real estate is considered to be among the best investments one can acquire.

Government Loans

The most well-known of all the financial options available to today’s investors are government loans. Here’s a rundown of government loans that you might be familiar with:

  • Loans from the Federal Housing Administration
  • Loan from the USDA
  • Loan from the Veterans Administration
  • Program for Good Neighbors Next Door
  • Freddie Mac or Fannie Mae
  • Mortgage with Low Energy Consumption (EEM)
  • Section 203 of the FHA (k)
  • Direct Loan for Native Americans
  • Grants & Programs in Your Community

It’s worth mentioning, though, that certain characteristics of government loans aren’t ideal for flipping houses for a rapid profit. For example, VA Loans can only be used on one home at a time. 

On the other hand, FHA loans are associated with loan terms that are significantly longer than those offered by private and hard money lenders. Furthermore, nearly all government loans take months to process, making them less appealing than nearly every other option on this list.

As long as you live in one unit, you may finance a duplex with only a 3.5 percent down payment utilizing FHA loans. As a result, you can rent out the second half of your duplex and make more money. 

This method can assist folks who are just getting started investing in real estate with limited funds. You can cover a significant chunk of your mortgage payments with a tiny down payment and an influx of rent.

Special US Govt. Schemes Like USDA Loans

The Rural Development division of the United States Department of Agriculture offers mortgages with down payments as low as 0% to fill underpopulated areas in the United States. These loans are only available in communities with less than 10,000 people. Overall, 10,000 is a large number for most places; therefore, 97 percent of the United States is protected.

USDA loans are zero-down mortgages for homebuyers in rural and suburban areas. These loans are available to persons with a low or moderate-income. They’re primarily for borrowers who aren’t rich and are unable to obtain a conventional loan. Visit USDA.gov to see if your area qualifies for this loan and to read the terms and conditions.


Essentially, microloans are a viable alternative as the peer-to-peer market continues to alter how property investors do business. Microloans, which are issued by individuals rather than banks or credit unions, are another type of peer-to-peer lending that allows consumers to invest in real estate. These can be given out by a single lender or by a group of investors, each of whom is required to raise a fraction of the borrower’s needs.

Private Money Lenders

Private money loans, which add speed and efficiency to every transaction, often cost investors between 6 and 12 percent of the money borrowed in interest. 

Hard or private money lenders are the most preferred option when it comes to financing real estate deals with no money down. Individuals and businesses, not banks, provide these loans, which are used to fund investments with a return. 

In addition, these loans typically have their own set of requirements, such as increased fees and interest rates to contend with. A decent rule of thumb when using these sorts of lenders is to look for residences that can be bought for 50 cents on the dollar.

Trade Houses

Another potential option for getting new property is trading houses. By swapping an old property for a new one, you will not only be able to get a new home, but you will also avoid the capital gains that come with selling a home. This is another tried and tested method for investing in real estate with no money. Having said that, purchasing a rental property for investment with no money down is not a new concept.

Using Partnerships to Invest in Real Estate with Little Money

Real estate partnerships are a popular option to get involved in the real estate market with little or no money. An equity partnership may be the solution if you want to buy a home, but the price is out of your budget. 

An equity partner is someone you invite into a deal to help with property financing. Partnerships can be formed in a variety of ways, and it is up to the buyer and partner to decide which structure is the most practical.

Home equity loans 

If you don’t have enough money to make your second real estate investment, you can take out a Home Equity Loan. The majority of investors take advantage of the equity in their primary residence and utilize it to purchase the new property. 

Different products, such as a Home Equity Line-of-Credit and a Home Equity Installment Loan, are available from banks and other financial institutions, allowing buyers to leverage their existing equity.


As an introduction to real estate investment, Wholesaling does not necessitate a high credit score or a hefty down payment. Instead, having the appropriate numbers in place is all that is required. 

Finding cheap properties, assigning the contract to a potential buyer, and getting paid for it is the essence of real estate wholesaling.

Equity Joint Ventures

Partnerships are a frequent way to get into real estate investing. “A usual method in real estate investing is through alliances,” explains Edward Shaw, Co-Founder of Leeline Sourcing. If you lack something as an investment, someone else can compensate.” 

In many partnerships, one partner may locate a distressed property at a reduced price, while the other will finance it using their credit score and working money. Simply ensure that everyone contributes something to the meal. Goals, risks, roles, and returns should always be reviewed before forming any type of partnership, especially for more experienced investors.

Furthermore, we understand that there is no such thing as a no-money-down property investment because the funds must originate from some place. Aside from the choices listed above, there are a number of other options for purchasing an investment property with no cash down. Invest in real estate today using one of the methods mentioned above. 

Author’s Bio

Grant McDonald has more than three decades of experience in the real estate industry and more than a decade in the real estate finance space. He is currently Vice President – Corporate Development at 14th Street Capital – America’s premier hard money lenders for real estate investors.