One of the reasons that the market is in the shape it is in is because of people being able to buy property without any kind of investment. When prices decline it is too easy to just walk away. Having been in the business for many years I have seen all kinds of markets, but I really miss the days when you had to invest some of your own hard earned cash to buy property. http://RalphandTricia.com

Another way to buy investment property is through a self directed IRA (Individual Retirement Account). There are specific rules & regulations that need to be followed.

Thumbs up,Lisa. I learned something from your answer myself!

The only real way to do investment property with 0% down is to take if private money lending. This is different from hard money in that hard money looks at current value of the property over the credit worthiness of the buyer and does a higher loan to value. Private money may at times look at what is known as the after repair value - but you will either have to have verified money in the bank or tie the loan to other property or assets as additional security. Another way to do 0% down is to do a JV through an LLC with a money person and you use your assets i.e. contacting, property management, bird dogging etc. Start at some of the investor meetings in your local area but becareful that you take time to verify that the people you are working with are repitable and that you have a resume to verify why they should consider handing over money to you. Good-luck.

Also that Private Mortgage Insurance companies are no longer offering PMI for 2nd homes or Investment properties. My best suggestion to you would put 20% down they if you have the equity take a 2nd out after you close.

Generally,an investment purchase requires 20% down. The down payment assistance programs,100% financing such as VA & USDA, FHA and qualification for the $8000 tax credit only apply to owner occupied properties.