It just doesn't have to be YOUR money.It could be a partner who brings cash to the relationship / partnership / joint venture / whatever.Cash-poor "lone rangers" don't fare very well in REI.

I was there for three years getting my law degree from the U.

I would make sure the numbers work without assuming you will get you increased projected rent increase...it will give you more negotiation leverage when talking to the seller in regards to why you cant pay more because the math wont let you for cash flow....then if it works out take ur crack at a gradual rent increase knowing that u have cash flow going into the deal

I'm also open to joint venturing on properties! 

I would just try finding a duplex and purchase it maybe with an FHA loan so u only have to put down 3.5% and move into one of those units...then rent out the single family and other duplex unit aswell.....all that while making sure the numbers all work out because i have no idea how it is there in Washington

Provided I follow all the timelines and hold property "A" as joint tenants with my partner?

So, I revisited the Matrix and really investigated this joint venture/mentor/student thing.

@Patrick Philip,Well, banks are "flush with cash" these days, but no, they do not have unlimited funds.Also, when banks lend, they impose certain restrictions on the loans, the borrower, the collateral, the terms of the loan, etc. so the note can be sold in the secondary market or be insured by government-sponsored agencies like Fannie Mae, Freddie Mac, etc.Private lenders ("OPM") typically don't write loans to sell them, and typically are interested in the deal rather than the borrower's details.Using OPM down usually means putting some kind of partnership, joint venture, etc. together so the source of the down payment is less of an issue or a non-issue to  the lender(s).Dunno if that helps...

One of the joint tenants is deceased and the other is the child of the deceased who I am having trouble locating.

Hi Robin I'm a wholesaler , if I find anything in Lakeland or surrounding areas r u interested?