I have found that creating a social media presence and then following & interacting with investors, flippers, lenders, attorneys, agents, etc. in your market has an infinite ROI especially for beginners.

In addition no bank will give you anywhere close to 100% LTV for a rental property, but with creative financing that is relatively normal to carry the entire amount allowing you to scale infinitely fast, you are only limited by the flow of deals you find.  

Who are you, what was your upbringing, what is your personality like, what good or bad experiences do you have going through life, what movies did you see last week, how good/bad is your girlfriend/boyfriend/dog treating you... these and infinitely more metrics have an effect whether or not someone in foreclosure will sell or not... 

Less than one year all money out and CoC return infinite.  

No matter where you live or where you own assets, I personally recommend the Series LLC to be a great tool for the individual investor who is planning to expand their operation, as it allows for you to scale infinitely for FREE- check out this article to learn more.4th pillar is somewhat similar - you want to separate your operations from your assets.

Then you can have a return of infinite. 

And I'm no expert but you may benefit from the Infinite Banking Concept.

Getting one is infinitely better than getting zero, so you shouldn't be thinking about number two at all, until number one is complete. 

In this case we know that you will make $10 year 2, you should in theory put $0 down and make infinite returns.I know that is a bit of tangent, but its just supposed to illustrate that hypothetically since RE is an appreciating asset, the lower your down payment, the harder your money is working for you. 

@Brian Simmons offers a good suggestion as well - a reverse exchange which while more costly than a straight exchange is infinitely cheaper than stroking that tax check.