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What is the best way to purchase an apartment with NO MONEY DOWN?

I have heard about financing 80% and having the seller carry 20% but most properties where sellers are willing to do this are just not viable. I currently own and have been managing a duplex for 4 years and would like to expand into more units/properties. I have considered going through a hard money lender but most of them still want 15% investment from me. Shame to say I don't have that kind of capital available. I have also considered doingan assumable loan deal where I try to assume the existing loan on the property, but I am not sure if its anything like the regular home loan assumptions. I have sought advise from some lenders and brokers, but the brokers are always approaching form the perspective of charging as many fees as they can get away with and I am not sure if I can trust them, seeing as my own buyers agent was somewhat misleading when I purchased my home. I see a lot of really great properties in my area that have really great financial s, and the tenants don't poop on them on apartment ratings that I would like to buy. I guess if anyone knows any other creative way I can finance with very minimal out of pocket costs or know a lender that will work with me, I would appreciate a response.

Public Comments

1. you CANNOT buy investment properties with NO MONEY DOWN - I bought 2 in 2008 and had to put 20% down on each, plus more cash for closing costs only way around it is to get an investment partner WITH cash (and good credit)