One solution I see some people do is to partner with another investor on a couple of deals where each brings something to the table...more capital, experience, etc.

It's a super affordable real estate market where you can still find deals that hit the 1% rule and positive cash flow/great cap rates.

I wanted to recommend Smarter Contact, a powerful text and call platform that helps investors/agents/brokers and realtors to reach leads faster and close more deals.

If not, any lease to own lenders for income generating buy and hold deals?

The deal doesn't work as well with higher interest rates.

Do one deal together.

Agent in Fredericksburg, VA looking to make my first deal. 

At this point, I would recommend having a line of credit to cover these things so you don't have money sitting in the bank doing nothing when it could be put to work.I have 33 units, no debt except for mortgages, and excellent income.

Since you are in an expensive market, commissions will also be high so you should be able to cover all of your expenses with just 1 deal basically, maybe 2. 

That can only be fixed by selling or dealing with it.