I am looking for some advise. Here is what I have been doing so far and I want to change it around a bit. I have been investing in low income housing, which for me anyway gave me a false scense of security because the pricing of the housing was relatively cheap $45K would buy you a ready rent home just about. I have bought 3 of these homes, one was just a carpet and paint job, the 2nd one was a total rehab, with me doing the work ( never to happen again) and the 3rd one was a light rehab. The first house I used a property manager for to take care of the tenant issues and such and well that went over just lovely ( Yeah Right ) the second house, the one I spent my entire summer rehabbing, the same property manager placed a tenant in on the beginning of Dec and they burned it down 15 days later, and I mean burned it down, the third one which was the light rehab and should easily have been done in 2 weeks time took the contractor 4 weeks to do, put me behind schedule, hence having to hold the property through the holidays to rent out but is finally rented. I have since kicked the PM to the curb, and am managing both rentals myslef right now.

Please do not take this that I am complaining because I know from experience that this is not as easy as it sounds, however I do feel that there is huge money to be made.

I am want to start doing deals in the area that I live which will allow me the ability to make much more money however the houses range from 170K - 400K, I want to be able to wholesale deals in my area however I do not have the money to actually buy these houses.

I guess I am looking for advise on how to make offers on these houses when I do not have the ability to close on them or even show proof of funds if asked for them. My wife is a real estate agent and I know that is a huge asset, for putting in offers, knowing about deals right away ect. but I can't seem to get over the whole money issue.

Any advise would be greatly appreciated.