Sometimes you get lucky.You could even bring up the subject of seller financing (search online for ideas of how to structure a seller financed offer), and make sure a competent real estate attorney helps write the offer documents (if it gets that far). 

She will probably game the system for the next 6-12 months, but that's what you get buying a property with a non-paying tenant in place, in an anti-landlord city. 

You might not cash flow right away, but even just offsetting what you were paying in rent while building equity, getting tax benefits, and learning how to be a landlord is a game changer.

You might learn to shoot pool in a pool hall, you might not learn the professional rules of the game, that might mean you can't really win in a real pool match. 

Based on line of sight, MPH, curves, etc. 

So it's a waiting game for that property until you have enough to do a cash out refi.

Then check out other online guides available here: https://www.biggerpockets.com/guides 3.

Please feel free to reach out to me and my team if you would like to come up with a game plan and build your buy box. 

@Matt Wan Many lenders require wet signatures on at least the Promissory Note but if yours does not, as a US citizen you could do the entire signing anywhere on the planet with a good internet connection + mic + camera via Remote Online Notarization (RON) for less than $200.If wet signatures are required, the answer then depends upon what foreign country you are in.

Connecting with other investors was a game-changer for me when I started.