In Colorado, we have the USDA loan available in certain areas, VA (of course), and also some local banks that have a zero down loan, but with some strict credit standards. I would agree that VA is the best way to go if buyer is able.

To answer the OP's question, yes, it can be done. It would really depend on your strategy according to your state. Also, it's really up to you to have the mindset in talking to your clients into giving you a sweet deal.

What mindset is that? I'm not clear on what your suggestion is !

The OP "yezzo" IS NOT even an Agent . . . . he's in construction and maintenance. (or he was in 2008)

Who do you think his "Clients" are ?

If it's his employers . . . . why he can't even count on them to pay him ! And you're suggesting that he can talk them into giving him a "sweet deal" in buying one of their buildings with no money down ?

Owner Financing is a province normally reserved for those Sellers who own their property "outright", and when these Owners can't even pay their own maintenance people, I reckon that they're not members of that increasingly exclusive group.

So how's that work ? . . . . Sounds like a pipedream to me !

I offer ways for people to purchase investment property with no money down. I offer short term hard money loans that will lend up to 60-65% of an after repair value. In addition, I have connections with gap/equity partners who will partner with someone on a transaction in return for a fixed rate of return, participation on the back or a combination of both.

The limiting factor here is that these must be short term transactions, fix and flip type of deals. Buy and holds will not work with the program I have to offer. In addition I am only able to help in this manner for properties located in California. If you want to know more, feel free to contact me.