Quote from @Enrique Toledo: I came across a really good seller financing deal and I would like to purchase it as my first deal but I don’t have enough money for the down payment.can I use a lender of some sort to give me money for the down payment?

Collateralized Private Loan – Some private money lenders (PMLs) may allow you to pledge one of your properties as collateral for a short-term loan. 4.

or, do you cash flow only after you've set aside money for capex and other items? 

Joint ventures entail utilizing your own money to buy properties with others.

It really becomes a time value of money calculation based on when you want to sell your Class A rental.

I would spend money to enhance and update to current standards the search functionality and person to person tagging so it's easier to find stuff.

Some hard money lenders lend at pretty high LTVs, leaving little equity buffer to protect your principal.

Using the 203k or now the HomeStyle loan you can buy a fixer upper and get all the money to renovate. 

You can also check their reviews online at Google, Facebook, or Yelp.

Hopefully the deposit covers Jan rent, make sure you give them an itemized list of the money owed to you for any damages or unpaid rent.