What would be my best approach, I assume find a private lender and work out some deal with them.All questions and answers will help thank you. private lender would be one option - also can you get traditional financing from a bank? 

A light bulb replacement, for instance, might be the responsibility of the tenant.

The closing will be in 2-3 weeks - since no traditional bank financing in most cases - just like any other investor purchase.My broker knows full well what I am doing.

If you are open to non-traditional methods of financing, you could use a debt service loan to bypass that requirement.

It's not happening.Now, the example above is obviously just a vanilla purchase with 20-25% down and a very light or no rehab.  

you will not find a cashflowing property at 100% financing whether its with a traditional loan and heloc or whatever the terms. 

If you don't want to put a single dollar down then you can just structure a 100% financing with the sellerHey Ko, it’s nice see you again.I’ve spoken with the seller and they want a 10% down.I think I’m going to wholesale this deal if I can get good terms, but every once in a while I come across a good deal that I would like to purchase as a buy and hold.what type of loans would you recommend for traditional buy and hold? 

Depending on the class of property and types of tenants you have, they may not take lightly to you going in and blocking off their thermostats or installing electric heaters to bump the cost of heating into their electric bill. 

Don't pass up free money.I admire your two-pronged approach between RE and traditional stock market investments. 

Once you do this conversion you can't change it back to a traditional long-term rental.