Buy a prepaid tracphone.

Make sure to account for closing costs and prepaids when saving and not just the down payment, you can talk about this more with your lender.

If the rental agreement is terminated under this section, the landlord shall return all prepaid rent and security deposits.

I use a short week to week lease.I collect 4 weeks first, last, and two weeks prepaid rent upon move in.

So, the borrower will come to the table with some money, such as: lender fees, 3 month's prepaid interest, closing fees, etc. 

Prepaid legal policy covered mine.

I will look into HOA as i have only assumed there will be none and the property is not within a community. i know the sewer and water assessments have already been pre-paid. 

That's only bringing 20k to closing (after all fees and prepaids as well as 20% down) and cash flowing like you do on 170k homes in other markets! 

Interest on deposit or pre-paid rent remains property of the tenant and shall be paid to the tenant in cash, or be credited toward rent due, on the renewal or anniversary of tenant’s lease or, if notified in writing before the anniversary, on January 31. (§§ 46:8-19 (pdf))Separate Security Deposit Bank Account: All deposit money may be deposited or invested in one interest-bearing or dividend-yielding account as long as all other statutory requirements are followed.

These arrangements are front end loaded with prepaids.