Here are the top 20 methods of no money down property investing:

1. Wholesaling: finding a property that is priced below market value and then finding a buyer who is willing to pay a higher price, earning a profit in the difference.
2. Lease Option: leasing the property from the owner and then selling or sub-leasing it to another party with the option to purchase it at a later date.
3. Seller Financing: the seller provides the financing for the property, allowing you to purchase it without having to go through a traditional lender.
4. Subject To: taking over the seller’s mortgage payments, while keeping the original mortgage in place, rather than paying it off entirely.
5. Hard Money Lenders: borrowing from private lenders who are willing to provide short-term loans at high interest rates, secured by the property.
6. Partnering: finding a partner who is willing to provide the funds for the down payment in exchange for a share of the profits.
7. Joint Ventures: partnering with another investor to purchase a property, sharing the costs and profits.
8. Crowdfunding: raising funds from a group of people through an online platform, often offering a share of the profits in return.
9. Home Equity Line of Credit (HELOC): borrowing against the equity in an existing property to finance the purchase of a new property.
10. Credit Cards: using credit cards to fund the down payment or renovation costs.
11. Government Grants: applying for grants or subsidies from the government to help fund the purchase or renovation of a property.
12. Sweat Equity: offering your skills and labor in exchange for a portion of the equity in the property.
13. Owner Financing: negotiating with the property owner to provide financing for the purchase, often at favorable terms.
14. Option Contracts: paying for the option to purchase the property at a later date, allowing time to secure financing or find a buyer.
15. Purchase-Money Mortgage: the seller provides the financing for the property, similar to seller financing.
16. Equity Sharing: partnering with an investor who provides the down payment in exchange for a share of the equity in the property.
17. Self-Directed IRA: using funds from a self-directed IRA to finance the purchase of a property.
18. Cash-out Refinancing: refinancing an existing property to extract cash and using that to purchase a new property.
19. Personal Loans: borrowing from family or friends to fund the purchase.
20. Negotiation: negotiating a lower price or favorable terms with the seller, such as a longer closing period or a lower down payment requirement.