The closest Conventional loan would require 20% down, so that's not an option. 

@Dan Barli not yet the closest one to me is in Chicago I think

@Megan RandolphThe closest is buy a non performing note, get it reperforming then sell a partial to get your equity back to reinvest in another deal and you will also keep payments on the back end.Example, buy a $30,000 UPB non performing loan that is paying $400/month with 120 months remaining 10% interestYou buy it for $15k, they start reperforming then you sell 15,000 worth of payments at 10% to investor which may be 60 months (numbers not verified and for example purposes).

He does not have a lot of family, his closest relative is a few states away.

The closest alternative would be to purchase a SFR and find roommates, or get incredibly lucky and find a property with multiple detached units already built on it (which in many cases will not be in compliance with modern zoning regulations).

Comps: The closest comp on vickers ave (less than 0.5mi away sold for $262k on 1/23/19 and it's a smaller 2/1 816sqft).

Get the TOP CLOSEST property management company.

Make them sturdy, tenant proof.my wife is from Puget Island and was born in longview.. and then owned a C 21 there for years .. its a very tough tenant base its not Portland or Vancouver.. you need to know that going in.. and adjust as stated above your expectations for tenant quality extra.. its kind of perked up since PDX has gotten so expensive so its the next closest town that is much cheaper..  

Check out MeetUp for other REIA’s that are closest to you.

Really buying any real estate that will make you money will be good experience, but buying real estate that is closest to you final goal is the best.