Bad credit mortgage financing BCMF logo
Home Bad Credit Property Mortgage Theory Lending Practices Mortgage Financing Alternate Financing Creative Financing Consolidate Debt Repair Bad Credit Credit Cards Mortgage Lenders Mortgage Articles Real Estate Ebooks
New Mortgage
Interest Rate
Wrap Around
Equity Purchase
Blanket Mortgage
Refinance High
Home Equity Loan
Private Mortgage
Bank Loan
FHA Loan
Discounted Bonds
Brokers Money
Create A Note
Converting Paper

Investment Partners Creative Real Estate Financing Technique #15

Real estate investment partners, - their money your time. This is a particularly good way to purchase larger, higher quality investment properties that, for whatever reason, can only be purchased with cash down payment. 

Your partners will put up the down payment and you will receive a substantial ownership position in the property.

Assume that you have located a three-family investment property that is on the market for 80,000 with a $10,000 required down payment. The existing mortgage is $60,000 and the owner has agreed to accept a second mortgage in the amount of $10,000. Approach the seller about deferring the down payment and spreading it out over three years. If the seller agrees to two years, that is all right; you will still have three payments (1/3 when you buy, 1/3 at the end of first year, and 1/3 at the end of the second year). The seller also wants 15% interest on the unpaid balance. You divide the $10,000 by 3 payments periods to come up with $3,333 per payment. Although this is better than $10,000, you do not have the $3,333 and you do not know anyone that does. Not many people have that much to invest, but more people than you realize have $800 to $1,200 to invest.

Approach several of your friends and acquaintances and explain that you are looking for three people to join you in a partnership. Each will be responsible for paying 1/3 of the amount due. They will each receive a 25% ownership for their participation; you will receive 25% for finding the  real estate investment property, negotiating with the seller, and managing it.

The obligation of the partners will be that each partner will have to contribute $1,111 at the time the property is purchased. At the end of the first year, each will again have to contribute $1,111 plus an additional $333 for interest. Do not forget, the interest is tax deductible. At the end of the second year again each will have to contribute $1,111 plus $167 in interest, again tax deductible. You have made no contribution, but you still own 25% of the property and are receiving the tax benefit.

To make the real estate investment attractive, you could promise to give your investment partners any cash flow from the property, and when you sell the property, they will get back the $10,000 they invested (not the interest) before you receive any of the profit. Whatever remains after returning the $10,000 will then be split by 25% to each partner. 

Your ownership interest is known as a subordinated ownership. You agreed to return your partners' investments at the time you sell the property, before you begin to participate in any profit. You have no money invested, however, so you have lost nothing. Indeed, this technique can create tremendous wealth for you because you have purchased your ownership interest no money down, participated in the tax benefits, and participated in the true profit when it is sold. 

Example Summary Technique #15

Real Estate Investment Partners, Their Money Your Time 


What You Need To Begin:

Partners with money to invest.


Summary Of Terms:

Three-family property


Required down payment




Seller's loan






  • Ask if you can spread the down payment over three or four years.


  • Agree on two years if necessary, and three payments, at 15% interest.


  • Locate a few people who may have some money to invest and who will be willing to be your partners.


  • Each will pay 1/3 of the $10,000 and receive a 25% interest in the property; you will receive 25% for finding, negotiating, and managing the property. 


  • At the end of the year one, each partner, except you, will contribute $1,444


  • At the end of the year two, each partner, except you, will contribute $1,278


  • When you sell the property, return your partners' initial investments to them less the interest and split the remaining profit among the four of you.





  • You will have a 25% ownership interest in a property, investing nothing to get it. Through a management agreement, you will also have control of the property even though you are only 25% owner.

Specific Situations to Apply Technique #15


The Property

Property Offered Below Market

Low Mortgage, High Seller Equity

Property is in Run Down Condition

Owned Free and Clear No Mortgages

Low Interest Assumable Mortgages

Existing 1st or 2nd Mortgage Private

Property Rented: Seller has Deposits

Unused Room (s) that Could be Rented


The Buyer

Cash for only part of Down Payment

No Cash at All

Poor Credit

Credit Cards with Lines of Credit

You Know People with Cash to Invest


Large Amount of Available Time

Cash Value Life Insurance Policy


The Seller

Needs All Cash for Equity

Will Finance: Wants Short Payoff

Will Finance: Wants Added Security

Outstanding Financial Obligations

Large Capital Outlay Coming Up

Must Sell Immediately

Severe Management Problems

Real Estate Investment Partners To Converting Paper