However, I am struggling to figure out the best approach for financing, if I do not have all the capital traditionally required for a down payment.If I decide to go with a lender, am I really going to have to come to the table with at least 20-25% down?

The one thing in my life that has always been a struggle is staying focused on my goals. 

However, I'm still struggling with the concept of using hard money for rental properties you wan to keep for the long term.

Each time the leads were unmotivated and they struggled with conversion.  

I was really struggling until I read your message!

I am a Realtor here in AZ but I struggle finding good deals that are not on the MLS. 

Just because they have a season (or life) of financial struggle doesn't mean they can't handle other life affairs responsibly. 

I'm really struggling on finding some tolerable financing options for it.

I am also struggling to wrap my head around whether being our own landlord is a double bonus in this situation, and should make us willing to accept lower returns , or even negative cash flow at first, because otherwise, our $36k annually in rent is just gone every year. 

I think the number one issue most people new to the game struggle with is how to obtain money to fund their deals.