Methods when returning to real estate for little out of pocket

[Christian Lautenschleger]

After a little hiatus from real estate, I'm back!  To make a long story short, cashed out on a duplex to deal another day.

I'm back and I'm thinking more strategically.  I want to purchase buy and holds for passive income on multi-units then commercial properties.

What are the least expensive ways to do that?  I've heard of people looking for and negotiating deals then finding an investor to pay for  deal, then splitting the revenue.

I know there are a million ways to close a deal, with "little" money out of pocket.  

What say you?  Thanks in advance.