There are a lot of online meetup as well, but you want to start where there is no pitching so it's just relationships.

The minimal initial investment and the potential I saw in the area.

Paid $5k over asking price but asked for $5k closing credit to minimize out-of-pocket cost.

If it only needs minimal funding a personal loan or 0% Interest credit card are other ways for short a quick funding. 

Repairs are generally going to be minimized.

And it does it while minimizing the trauma to your bank account. 

The idea that you can build wealth without putting any money into it is a recipe for disaster and the sales pitch of gurus trying to steal your money.

I give them a sales pitch on my 23 STRs after they pee in a cup. 

If you can get paid (even minimally) to get some experience and exposure, I'd call that a win.  

You want to have your pitch lined up, down payment, terms fleshed out, and you definitely want to have a good attorney or Realtor on your team that can help bridge the gap between yourself and the owner.