I agree with what others above said, that having a reliable, honest and knowledgeable team is the most important thing...more so than perhaps the location. 

I do agree the lack of control is a potential issue.  

Agreed with @Joshua Christensen about getting clear on what "creative financing" means. 

Here are a few strategies to consider for funding a down payment:Partnering: Like Gregory mentioned, finding a partner who can contribute to the down payment in exchange for equity or a profit share is a solid option.HELOC or Cash-Out Refi: If you have equity in your home or another property, a home equity line of credit (HELOC) or cash-out refinance can provide the funds you need.Private Money: Reach out to friends, family, or private investors who may be interested in lending you the down payment with a promissory note.Seller Second: In some cases, the seller might agree to finance a portion of the down payment as a second mortgage.Live Frugally and Save: It takes time, but reducing expenses and setting aside funds from your income is a tried-and-true method.The right approach depends on your situation and deal structure, but a mix of creativity and resourcefulness can go a long way.

I appreciate your perspective on “appreciating assets” and agree.

I would say most investors would agree that it all comes down to the numbers on the deal and not who you get the deal from really. 

Agreed @Bruce Woodruff.

It feels premature to sign a purchase agreement without agreeing on a price or even seeing the property.

I would agree if we were talking about financial statements, but as I understand it, we are talking about tax basis reports.For tax purposes, one can use a modified cash basis when filing.

Agree with all of the above about overzealous regulations for these.