In this episode, we walk you through all the creative ways to fund both the purchase and rehab of your real estate deals—even if you’re starting with zero of your own money. From hard money and private lending to 401(k) strategies, HELOCs, and joint ventures, we break down what we’ve used, what works best, and what to avoid.

You’ll learn how we scaled beyond traditional banks, the terms we negotiate, and why building a flexible lender network is the secret to doing more deals with less out of pocket. If you’re looking to flip or BRRRR without cash on hand, this episode will give you the practical tools and lender strategies to move forward.

Episode Timeline:

[0:00] – Why we rarely use traditional banks anymore

[1:02] – What hard money is and how it can let you scale faster

[2:18] – How to use cash without it being your own

[3:27] – Using self-directed 401(k)s—yours or someone else’s

[4:42] – Vetting and using IRA custodians like Quest and Kingdom Trust

[6:31] – Borrowing from whole life insurance cash value

[8:27] – Structuring private loans: interest, timing, and flexibility

[9:04] – HELOCs (home equity lines of credit) and when to use them

[10:41] – Why we don’t recommend 100% leverage

[11:34] – Credit unions vs. banks for HELOCs

[13:08] – Using joint ventures creatively and responsibly

[14:42] – Private money lending through networking and partnerships

[15:14] – Getting rehab draw money upfront vs. reimbursement

[16:16] – Building long-term relationships with private lenders

[17:31] – Pitch templates and credibility tools for new investors

[17:54] – How to vet a hard money lender before working with them

[19:38] – Current terms: down payments, interest rates, draw timelines

[20:27] – Getting a 1-year line of credit through a money broker

[21:15] – How bad lenders can kill your deal credibility

[22:01] – Using traditional banks as a last resort and what to expect

[23:16] – Community banks, credit scores, and typical underwriting timelines

[24:17] – Market shifts, rate updates, and checking terms quarterly

[24:48] – Join our free Facebook group to continue the conversation

5 Key Takeaways:

1. There are at least 10 ways to fund a rehab—banks are just one.

2. Self-directed IRAs and life insurance policies are powerful, underused tools.

3. HELOCs and credit unions can give you speed and flexibility.

4. Private lenders value communication and documentation—keep them informed.

5. The lender you choose can make or break your deal—vet them like a partner.

If this episode helped you think differently about money and deal-making, share it with a fellow investor. And don’t forget to follow, rate, and review The Real Estate Ride.