Starting rent-free is a smart move—it’ll maximize cash flow but high purchase price and a low down payment make it challenging.

And as i said, everyone I know is sitting pretty, not an issue at all.

The best of both worlds is the wet spot and a hill nearby.  

If you are working with a reputable company, then you buy the property, hold the property and look up 7-10 years down the road and have a home that has increased in value and a debt that has been reduced by your renter.   

Now, some of these answers will depend on what state that property is in, how much equity you have, and a couple of other factors...but you can certainly seek out other lenders about a Line of Credit on an investment property.  

There's very little support and a lot they can't do. 

I'm talking to the seller's broker, but I would like to find my own people to assist with the due diligence period, such as an SBA loan broker, an accountant with experience doing QoE for this kind of transaction, and a lawyer.

As a new real estate agent in Northern Virginia, I'm trying to make these connections, but my immediate thoughts and attemps just involve messaging these business and informing them I'm an agent and that if the respective family is in need of a realtor I'd be happy to work w/ them, but every time I do that, the response I get is "we already have a realtor" or "house was already sold or listed"........and a lot of times I am refresh to the post, so obviously I want to be "there" sooner so I can get the seller listing lead.

I recommend you contact a residential banker and a commercial real estate agent and start looking at deals right now, even before you are ready to buy.

Quote from @Stephen Morales: I'm an agent, an investor and a wholesaler.