Even if someone in these forums were to teach you a creative financing strategy that required zero out of pocket cash and the seller was willing to accept those deal terms, you still aren’t qualified to own real estate with your current balance sheet.

I'm curious to hear how other property managers and landlords are navigating this.Here in College Station, TX, I don't accept Section 8 applicants.

Before becoming a designer, I was a systems engineer and business analyst (MIS degree), so my process is deeply rooted in formulas to keep the right elements at the forefront.

If they are up for renewal and you elect to non renew them you must stop accepting funds from the occupants after the lease expires (accepting rent after the lease expires may make it appear you have a tenancy at will agreement). 

You offer $15,000 initially, and let’s say the seller accepts $18,000.

@John Lasher I considered it education, like a certification or minor degree.

The only slight red flag was that they only accepted payment via Venmo or wire transfer, but that's how I accepted payment when I was selling lead bundles, so I still thought it was worth a shot.

My offer got accepted for an investment property in Pennsylvania.

Meanwhile, the sellers who are most likely to offer creative financing are normally the owners of  real estate that have issues.....condition.....low barrier/over supply market......or perhaps pricing issue, and one of these factors is why its not marketable in a arms length transaction and why creative financing would be accepted.

Otherwise, you could network with a local Realtor to your area and see how many duplexes sell per year within your acceptable driving radius.