Quote from @Jordan Hunter: I join Flip System early this year, I would like to say they are over exaggerated on they advertisement and whatever you paid have 0 guarantee!

It's going to come down to how good the deal is; how Expect to put the property in an LLC no matter what to limit your risk, but you will have to personally guarantee the money that someone's willing to give.If it's somebody you just have a relationship with but has enough trust in you to lend to you, the terms can be different and it's gonna come down to what you can negotiate with them.

There are SOME places where section 8 will guarantee against damages up to a certain amount and pay $$$ incentives to get landlords but you would know if you owned property in a place that did this.

Yes, you can absolutely purchase a property with a conventional loan and honor the existing tenant lease.In fact, many lenders view occupied properties favorably because it means there's a guaranteed rental income stream from day one.

For example, give them a 10 year lease with a guaranteed rent increase of no more than 3% each year. 

It can also address debts guaranteed by the other partner. 

You have a strong seller's market and there is never a guarantee that appreciation will be uniform so it may not be a good idea to hold. 

Being 1099 and not having guaranteed income is challenging as is, I'm essentially dipping deep into my safety net to fund this project but the last couple of years have been great and I'm eager to get started.

There’s no guarantee you’ll be able to refinance.

I guarantee you if you ask enough people, and follow up with them, you'll find people open to doing it.