For that price range a condo might work due to the lower acquisition cost, but @Jeremy Kloter is right that the fees will eat you up! 

Personally, I would eat the money up front to get someone on schedule asap and work with either the bank or the seller for a credit at close.If there is roof damage, that would be an insurance claim on the current owner's policy. 

I also dont want to take out a HELOC because of it eating up my cash flow and end up being net negative.

I also dont want to take out a HELOC because of it eating up my cash flow and end up being net negative.

And pay off those student loans as quick as you can. before they eat you up.

RE is so tax advantaged as is, why eat into your legal tax shelter.

That's a have your cake and it eat it too situation...you want a no money down, no risk to you, and keep 100% of the equity situation.

Since I was brokering the private money loan, I couldn't waive the late fee (which my lender still wanted) and the borrower was upset because ENS wouldn't eat the cost, which was a systems error on their part.

Of course we all want the best of both worlds; that is a hidden gem on a secluded/private beach, but close enough to a town to find good eats, drinks, and shopping.

If it is section 8, i would make sure they at least have some income coming in to be able to afford to eat, clothe, and buy all the other necessities.