Use equity you already have
The most common "no money down" move is funding the down payment with equity from a property you already own — a HELOC or cash-out refinance. You are still putting money down; it just is not fresh cash out of pocket. Run the numbers on the equity-unlock calculator to see how far it stretches.
Live in it, or get creative
If you are willing to live in the property for a year, owner-occupied house-hacking with FHA (3.5% down) or VA (0% down) financing is the lowest-cost low-down path there is — buy a 2–4 unit, live in one, rent the rest.
Beyond that, the no-down toolkit is creative finance: seller financing (the seller acts as the bank), subject-to (you take over the existing mortgage — mind the due-on-sale clause), and partnerships where you bring the deal and the work while a partner brings the capital. These trade simplicity for flexibility and carry real legal nuance, so go in with eyes open.
Frequently asked questions
Can you really buy an investment property with no money down?
Rarely with zero dollars in play — but you can buy with none of your own fresh cash by using equity from another property, owner-occupied low-down loans, seller financing, subject-to, or a capital partner. Each shifts the cost or risk somewhere else rather than eliminating it.
What is the easiest low-money-down option for a first deal?
House-hacking is usually the most accessible: owner-occupied FHA or VA financing lets you buy a 2–4 unit with as little as 0–3.5% down, live in one unit, and rent the others to offset the mortgage.