They are always in desperate need here.

When people are walking a tightrope with a sense of desperation to succeed, it makes it all the harder to actually succeed.  

My discount is only about 3% because I'm not as desperate for cash now as I was starting out.    

Also i am from (North New Jersey) if anyone on here is around my same area please let me know i am in desperate need to get started and don't know if i should just buy the course.    

Sounds to me like you have a financial problem and are desperate for an easy answer.  

The only 0 - 10% down you're going to find are the desperate sellers and FSBO (think about it, seller is going to pay 6 - 8% just in closing costs... would you come to closing with cash to sell your own place??).

I have learned not to be "desperate" to get someone in as soon as possible because that is when you may make the mistake of accepting tenants that really don't meet your standards.Good luck finding the right tenant.

:) My husband has a stable job right now (and I work part time) so we aren't desperate to jump into anything, but definitely want to make a plan for the next 3-5 years.  

Unless this is a large complex, and you are getting desperate. 

Why is the market in your University area forcing you to be desperate to find renters.