I wouldnt want to sell unless I needed the funds for something else .But it doesnt hurt to ask them if they want to sell 

There was a post that I was interacting with on the Classifieds section where someone has a program that allows you put something like $5K down.

@Nida Kazmijust curious, did you buy something or are you going to?

I would love mentorship but plunging in and doing something with the little money I had saved has been a great teacher.

And I have turned a few down too because something better came along . 

I'd like something that's based on stability (retention) and income.

When I am looking for a new investment property and am strapped for cash, I typically look off-market and try and find something that can a seller is looking to sell that needs minimal repairs to be rent ready and the purchase price is 80% of the ARV this way I can use private money to buy in cash, do the repairs needed then refinance on a DSCR loan and pay off the private money loan. 

Luke, if you are looking for something customizable then I would definitely look at Dannys CRM solution.

I would love to find something that is has value add potential but not looking to full rehab.

hopefully something that can be set up online!