Geeze, I can give (passive) investors that no sweat, without the volatility of stocks.  

The 2% rule we hear on the podcast doesn't pertain to our market since at $100,000, no one is paying 2k on a rental of that size, so don't sweat that.

We started investing in Bozeman almost 12 years ago, and with a lot of work and sweat equity, we got our college LTR to cash flow a bit, but it was hard.

Also, a low quality home can be renovated with some sweat equity quite inexpensively and attract a higher paying tenant.

I have also read that I shouldn't sweat the details and just get out there!

Will: I'm just finishing up the remodel and numbers point to just shy of $12k after a lot of my sweat...I'll keep you posted on the #'s.Olandis & Stephan: Well done...good returns.

I was the sweat, he was the equity.

A bag or two extra from a neighbor adds nothing overall, so I don't sweat it.  

Without money I would suggest using Craigslist because it's free, look for anyone interested in selling their house seller financing, maybe using some sweat equity to add equity and moving on from there.I agree with @Joel Owens 100% about crawling before you walk.  

In a period of falling market prices, this becomes more of an issue as you are borrowing sweat equity in a purchase.If your work is significant, you can have the seller pay for it, do the work,  then contract to buy, apply for the loan, have the appraiser assess the value. then close.