In this practical, step-by-step guide, one of the most trusted names in real estate shows first-time investors how to use no-money-down financing to build long-term wealth. Real estate is the most consistently profitable investment vehicle in the world. With patience and a smart investment strategy, anyone can make a killing. But how do you come up with the cash to get started? You don't! This book shows you how to find great deals on properties and finance them with little--or even none--of your own money.

With Robert Irwin's proven, commonsense approach to real estate investing, you'll locate and purchase moneymaking single-family homes, duplexes, and even larger rental properties--and put yourself on the path to a prosperous future. Plus there's more:

• Lower your transaction costs
• Avoid the trap of negative cash flow
• Use tax laws to your advantage
• Finance renovations to increase the value of your property
• Become a successful landlord
• Negotiate the purchase agreement
• Up-to-date information on no-cash-down loan programs

"Irwin is a prolific writer on real estate, and among the best."

--USA Today

This latest book from real estate guru Robert Irwin is a complete, step-by-step guide for newcomers to no-money-down real estate investment. It's also a source of fresh insights and guidance for experienced investors looking for solutions to problems that can arise

with the no-money-down approach. Written for today's robust market, How to Invest in Real Estate with Little or No Money Down tells readers how to:

• Get the seller to finance the purchase
• Research and analyze fixer-uppers and finance the purchase and the renovations
• Find and buy rental properties as solid long-term investments
• Locate good investments in high-priced markets and get sellers to accept lowball offers
• Cope with no-down investing negatives, including negative cash flow, high maintenance and repairs, and time demands

1. Acquiring Real Estate Wealth 1

2. Creating Your Own Road Map to Financial Freedom 17

3. Little to No Cash Down Payment Financing 23

4. Get Others to Lend You the Money to Buy 37

5. The Big SurpriseTransaction Costs 49

6. The Big TrapNegative Cash Flow 61

7. Finding Good Rentals 73

8. Flip Quickly or Hold Long Term? 85

9. Acquiring Rentals 99

10. The Keys to Being a Successful Landlord 115

11. Tricks of the Purchase Agreement 133

12. Working the Tax Laws to Your Advantage 147

Conclusion Working for Yourself 161

Appendix 1 Solving Credit Problems 167

Appendix 2 Selling Short 187

Appendix 3 Little to No Cash Down Federal Loan Programs 193

Appendix 4 Mortgage Priority in Foreclosure 205

Index 207