Sounds like you could use a little guidance, maybe try joining a coaching program.

@Tom Canterino I'd recommend talking to a good mortgage broker, they are often aware of many loan programs that can help with that kind of thing.You could also consider bringing in a partner who can either loan you some of the down payment or some other creative solution (e.g., initially unequal co-ownership but where you could buy back X% over time until you get to 50-50, or something else entirely).Seller financing, as @Dennis M. said, is another great creative strategy, it's a variation on the partner theme, except the "partner" is debt partnering with the former owner.

Liberty Bank has a "Good Neighbor Program" which permits investors to get discounts on rates for properties in a CRA area.

I think a lot depends on the area and local government.

HUD Guidelines 24 CFR 206.125 is the code that governs how the sale of a Reverse Mortgage Foreclosure will take place.

I was considering a program where rent would go up $25 and they would get a $25 monthly "discount" to make payments online and on time. 

@Luka MilicevicI’ve read about people using programs to call multiple numbers at once to leave a mass voice mail.

Depending on the age of the home they might not even insure it or you jump straight to government-funded or backed insurance.That alone can equal up to the cost of an average HOA down here and sometimes surpass the monthly cost of an HOA.I have one property (single family home) that I pay more monthly on home insurance than I pay on HOA in 2 office condos I own.I dont know much about Multifamily since I dont own any but I can only assume the rates would be even higher.Im only speaking of home coverage not liability ... 

I have heard of a lot of people that have experienced great success by setting up STRs near schools with football programs.

I've heard that investorfuse.com is a good program to use.