If you are newer I'd suggest a house hack unless you can rinse/repeat this process again. 

However, in order to do this effectively, you have to have knowledge, experience, resources, and cash reserves in case things don't go exactly as planned.Hopefully this post was helpful to you in seeing a realistic example of how to purchase real estate without using your own money.

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Suggesting to them buying their house for a wholesale range offer or lower dependent on the extent of the rehab, then having a contract in place that gives them a percentage of the profit to help get them back on their feet, paying off debts etc.

Prior to diving in I would suggest a few things: I agree with @Kevin SobiloInvest in relationships and knowledge before taking the leap1.

For those that do not feel comfortable enough with excel to build out a tool on your own, I would suggest starting by taking excel courses focused on dynamic real estate modeling.

I am very aware of what he suggests and agree with him.I have found that there are opportunities in the area for seller financed deals.  3 of the properties I purchased in the area I utilized seller financing. 

They suggested 5-7 years and we settled at the 7 for the balloon.

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

It couldn't hurt to call a couple attorneys right away to see what they say in terms of cost and suggestions for dealing with this quickly.In terms of mitigating any legal issues with your tenant be sure you are documenting every conversation you have had with the HOA in terms of asking them to make the necessary repairs.