It's a myth that seller finance and sub-to work for investors with no- or low-money down in general.

If I was going to invest in such an area it would be at very low or no leverage levels, such that there would be a large delta between my gross rental income and my net operating expenses including capex, vacancies and reserve set-aside.

Right now we are on the high side of things.  2 years ago, we were on the low side of things where money was cheap, and cash flow was easy to be had.Some will argue to go ahead and buy now for a 'no cash-flow, future appreciation' play.  

If the market doesn't support an increase, keep the amount low--$5 - 20/month. 

I would be putting up 50% of the funds needed to buy and rehab.

Anyone have any ideas on how I can get this deal done with low / no money down? 

For plans that will pay off later, get into house hacking, save money for a first payment, meet people in local real estate groups and find a mentor, and put money into things that earn without much work like stock index funds or ETFs.

I will soon have some funds (hoping between $100k-$150k) to be able to purchase my first rental property. 

I have tried a few of those, Redfin is my direct competition in most of the Zips I works, they only had leads waaaay out in the rural areas/desert, for Ojo we really need to be on the paid platform for quality leads, still trying Upnest, Have had success with Agent Pronto, OP city only sent low end land and mobile home leads which are time burners in this market, Homelight only partners with a few big teams here, Clever is on the list to try, fingers crossed thats a good one for SoCal

We’d rather take low double digits passive with lower risk over 25-35% active with the risk of principal loss.