No Capital, No Coach, No Excuses: How to Start in Real Estate Right Now

So you’ve heard that most people built their wealth in real estate. Ummm yeah. But here’s the part that they leave out — real estate isn’t where most people start making money.
It’s where people park money they’ve already made!

So if you’re living check to check and trying to figure out how to invest with no capital, no coach, and no connections….

You’re not wrong for wanting in.

But you do need to understand what you’re walking into — and what it’s going to take.

The good news? You don’t need to wait for a six-figure bank balance or someone to hand you a mentorship deal in a neatly wrapped package.

You just need to move.

So today, we’re breaking down what you can do — right now, from where you are — to get started in real estate without money, a license, or a coach.

Let’s talk action over excuses.

Because if you’re still determined to make this path yours… this is how it starts.

You want to invest. You’re living check to check.
You’re asking for mentorship. Maybe even praying for a free coach.
But here’s the truth:
No one’s going to build it for you — until you prove you’re building it for yourself.

We’re not here to shame you — or judge you.
But if you’re serious about getting into the game, you need to stop waiting for someone to hand you the keys and start showing that you’re already looking for the front door.

Why Most Mentors Don’t Coach for Free

Most experienced investors (and entrepreneurs) aren’t trying to be rude or egotistical when they don’t give free coaching. They’ve just seen this movie before:

100 people ask for help
10 actually follow instructions
1 follows through

So instead of wasting time, they watch who’s already moving and taking accountability.
They’re looking for self-starters — not sideline talkers.

And honestly? That’s fair. Because the best way to attract the right mentor… is to show you’re coachable by doing something.

✅ 8 Things You Can Do Right Now with Zero Capital

1. 🕵️‍♂️ Drive (or Walk) for Dollars

Look for deals investors love such as:

Boarded-up homes
Vacant shopping centers and buildings
Run-down multifamily apartment buildings or motels
Grass 2 feet tall = someone isn’t paying attention
Make sure they are in a working class neighborhood or better.

No car?
🚲 Use a bike
🚌 Take the bus
🖱️ Or try apps like DealMachine, LandGlide, or even Google Street View

2. Take a You Tube ‘University’ Course (Seriously, Just One)

Go to YouTube.
Search “Intro to Real Estate Investing”, “Commercial Real Estate Basics”, or “How to Analyze a Rental Deal”. Or look up Pace Morby and Jerry Norton videos. You won’t believe how much education and value they deliver.

Look for the niche you are interested in doing. And pick one thing in that niche you want to get really good at. Now do that thing. It could be finding the deals, analyzing the deals and seeing what price would make that a good deal for an investor. It’s usually highly discounted (60-70% lower than the retail market price) so there is room to improve it and still make a profit.

Cost: $0
Return: Knowing what you’re actually talking about when opportunity knocks

3. 📝 Start a Deal Tracker Log

Make a spreadsheet (Google Sheets is free). Track:

Property address
Owner Name (from tax records)
Condition
Asking price or notes
“Distress” signs (vacancy, damage, for sale by owner)
Hint: Their phone # will not be included. You need to try to find this through a process that is called skiptracing.

Do this weekly and you’ll build a pipeline (bunch of leads). And others will want to partner with you.

4. Check Public Records for Distress

Go to your county assessor or clerk’s office (online or in person) and look for:

Tax-delinquent owners
Pre-foreclosure filings
Code violations
Probate cases

These are all potential leads for wholesalers, investors, or brokers. People who are ready to sell their home or property below market value. You would have to start connecting with folks and seeing if they are interested in selling. You don’t have to cold call. You can mail a postcard or write/type a short letter to the homeowner. Write one a day, then 5 a day, then 10 a day until you get a response. Once you get a response, refer them to the wholesaler or lender.

5. 🤝 Refer Deals to Investors or Lenders

Know someone selling? Send the lead to an investor or real estate professional who’s ideally not douchie.

Know someone needing a commercial real estate or fix and flip loan? Refer them to a lender (like yours truly 😎). You know I will love ya’ and appreciate you for it!

Build relationships by bringing value to the table — not asking for it.

6. 💻 Join Free Real Estate Groups and Forums

Try:

BiggerPockets
Facebook Groups
Local REI Meetups (on Meetup.com)
LinkedIn threads and Telegram chats
Volunteer at Habitat for Humanity (learn to build houses from the ground up and learn the industry lingo). I volunteer weekly at my local Habitat. It’s a great place to start if you are considering doing fix and flips in the future.

Lurk. Learn. Then start adding value — asking smart questions, offering to scout deals, or helping others with tasks they hate. You only need to find ONE person who you like their vibe and style to connect with and start helping and supporting with no expectation of repayment.

7. 📲 Post What You’re Learning

Use social media to:

Document your learning journey
Share properties you’ve driven past
Ask insightful questions publicly
HINT: Write the post to your younger self starting out.

And absolutely share your wins (no matter how small) and lessons learned (no matter how seemingly embarrassing).

Why?
Because someone watching might become your mentor… if they see the time you have already put in and that you’re serious.

8. 🎯 Pick ONE single Niche and Stick With It for 90 Days

Multifamily. Self-storage. Fix-and-flip. Land.
You don’t need to know it all — just pick one lane to study deeply.
Go narrow, not wide. That’s how momentum starts.

💬 Do What You Can, With What You Have, Where You Are

You don’t need capital. You don’t need a coach.
You need commitment.
Movement creates momentum.
And mentors? They don’t look for people waiting. They look for people working.

Want in the game?

Start keeping score. Start moving deals. Start showing up.

The rest of the details will ‘meet you halfway’.

DISCLAIMER: This is not real estate, legal, or financial advice. Please contact your preferred attorney or financial adviser for help specific to your needs or issue.