Everything I see for the northern VA area and beyond market is just so unattainable; it seems like unless you have a down payment, that is way way way more than 20 percent, there is no way to get any positive cash flow.

Now to the bad news: it is REALLY hard to be a 20yo real estate agent and make a living wage, let alone generate cash for a down payment.

If this is correct, how much are you cash flowing each month after you pay your operating expenses and make your loan payment?

In the lease it states that a security deposit of 1 months rent was collected. 

The owner has agreed to give up this access if he can secure alternative access but has been running into issues with the City of Redding.

Trust invests the cash to make the payments on the installment sale to the seller.

Set clear goals, save for a down payment, and practice analyzing deals to build your confidence.

I think many people tend to think about the monthly payment number and not about the interest rate.

It depends on a lot of factors; primarily the local jurisdiction rules that may limit lease changes (in Portland/Oregon rent, security deposit, screening fees, an no-cause evictions are heavily regulated).

It's not quite as easy as renting out two sides of a duplex, but with the right marketing and management you could rent out the extra unit to supplement the mortgage payment.