If you don't have the money be prepared with some numbers that work out you can offer an owner financing option.

Currently my wife and I are debt free including credit cards and saved up a decent chuck of change for retirement, mutual funds, stocks, and too much into CDs(lucky only one year at 3%).

So many "cash" buyers have commercial lines of credit, Home Equity Lines of Credit (HELOC), even credit cards with significant lines that allow them to convert money into cash quickly. 

Unlike qualifying for a typical mortgage where it's all about income and credit, in this arena it's all about experience.

Do your preparation now and strike when prices calm down.

I was never on that mortgage though and it never showed up on my credit report.  

It does not require lawyers and is a common remedy for chasing tenant debt.If they are responsible individuals a small claims charge on there records will prevent them from getting loans, buying anything on credit or time payments etc.

I am not looking for them to use thier credit, but  only seeking additional finances to help me fund my 1st deal.Any suggestions, things to beware of etc......all greatly appreicated.

basic sub too.. deal as long as your personally well capitalized. this scenario probably works.its the undercapitalized buyer and the sterling credit seller that creates a huge risk for a seller and I don't recommend any seller to participate in that type of deal.but since the sellers credit is already bad there is real equity in the deal that will keep you in the deal and you sound like you have the wherewhithal to pull it off..

Personally I use SpyReal.com I've been able to close a few deals using their data to contact vacant property owners.I was told that TLO has to come out and inspect your place of business or you need a PI license, credit company, or attorney.