Look at everything, from utilities, to landscaping, to property taxes etc to see where you can save.

Similarly, if vacant, inspect the property to ensure utilities are off and the doors are locked.

There are banks out there that offer lines of credit for GP stakes, which many established syndicators utilize and draw on to potentially fund their follow-on offerings.  

This would come from any past employer 401k plans you might have that you can rollover to your self-directed Solo401k and utilize for investments. 

Our past clients have utilized this strategy for their first 2-3 small-multifamilies, and just over 3-4 years have 10-12 rentals doors.

There are fixed costs you won't be able to get away from utilities, insurance, etc and are typically stable year to year or with some measured growth.

Look historically what utilities has been costing and charge a flat rate. 

I require a $1,000 security deposit, no exceptions and I let them know they will be paying all utilities, mowing the lawn, keeping up the landscaping and cleaning the gutter. 

While the marketing side would essentially give you another full-time job, it could yield results and bring more options forward.Your agent can help you source most prospective deals while utilize your own marketing efforts to find potential deals. 

The tenants pay for all their own utilities.