I looked into a program that is called the rei accelerator and they said they will guarantee me a deal of a 60+ unit apartment building in the next 4 months and i will get to a closing table and generate $20,000 a month off my first deal with working with them.

, whether there's a high water table that encroaches on any underground utilities or foundations (and does that water table have significant seasonal water level variations), encroachments by roads or other improvements on your property, limitations imposed by easements or rights of way, etc.

Network in person, see if they have a publication where you can post your deals and what you are looking for, and if there is a larger annual conference for investors locally consider getting a vendor table to talk about your business and what you are looking for.

I have seen this range from as low as $100 up to $300.Do I need to pay anything before sitting at the closing table?

Lenders get paid to get you to the closing table, not to try. 

If I were the neighbor, it sounds like I'd be the only one bringing money to the table so you could get something you want.

Then on the other hand I am worried that I may be leaving some money on the table if the value going to go up in that market.  

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.

If the seller has equity at the closing table part of the proceeds could go towards the utilities being caught up.

The people who actually have an incentive to ensure you make it to the closing table are all telling you 5% down conventional, maybe there's a reason for it.