like @Luke Anderson said, finding a partner is the #1 way to solve the lack of down payment. #2 is find owners of rental properties who are willing to do seller finance, where they carry the note. For some, it's better to be getting a monthly payment from you, with no expenses than from a renter, and still having property tax, cap-ex, etc deducted from said payment.
Where are you looking for your deals? You are not going to find a no-money-down type deal on the MLS or loopnet. You will need to invest in some list sources, (propStream, listsource, foreclosuresdaily to name a few) to look for out of state owners with high equity.
Another avenue is start wholesaling to build up the capital to start funding your deals. I haven't put any money, even down into any of my wholesale deals, but that's because I have a buyers list that responds quickly, and takes over right away to put the down in escrow.
If you are looking at rehab, know the down is not the only money you need to come up with. You will have monthly holding costs too, which included things like utilities, property tax, insurance, maintenance (lawn care and pool, if there is one). Most, if not all of these are covered in the calculator. You should run a couple deals a day through that calculator so you get used to the numbers. You can submit your calculator for people to comment on as well, learn what you missed, over estimated, under estimated. Buying right is the most important, followed by making sure you budgeted the project correctly.
Good luck.
