What they will offer you is an appliance package, or closing cost help, or a low fixed rate loan. 

Finally found this one and took advantage of the low interest rates by winning the bidding war with an offer slightly above asking price.

I suggest listening to the BP podcasts and reading through the blogs and books they offer.

Some custodians may offer access to platforms with investment opportunities, as well.

I offered to break the lease but tenant did not take it. 

The usual way, but not the right way, to try to buy a rental is by finding a property on the MLS, where agents congregate, make an offer and then try to get financing to buy the property.

Start anywhere—offer to assist, intern, whatever it takes—and absorb as much knowledge as you can.

Purchasing a “distressed” property and “repositioning” it requires significant capital for improvements, build outs, holding costs, maintenance.In looking for that “needle in a haystack” slam dunk great deal you’re competing with very knowledgable, greatly experienced investors with the cash to make no contingency offers and close in a few days.  

Follow new listings closely and be definitive in scheduling tours and making offers.

Was just about ready to pull the trigger on one of the many courses that are offered out there, particularly Pace Morby’s, but after reading several posts full of reactions to the question “should I join and pay for a course?”