That can get a little tricky to plan out and also to pitch to investors because you have to consider the impact of the time value of money (a dollar now is worth more than a dollar in year 5 when the refi happens, for example).

The down payment assistance would be nice, but if you have to stay in the same property for 5 years that's quite a price to pay if you want to keep building your portfolio with minimal cash out of pocket.

Stay away from the “guru” sales-pitch events - they rarely increase your investment knowledge, they merely empty your wallet!

Minimal Repairs needed5.) 

I'm listening to Clothier's sales pitch as I read the posts in this thread.  

We have done all this with minimal investment from our personal funds and while my partner and I both are working a 40+ hour full time job at a call center. 

Even if the renovation costs $150k, I could profit minimally $40k annually from tenants depending if I could roll the renovation into a mortgage or not.

These neighborhoods are C class at best and part of ABC's pitch is that they will manage the property 100% so you wont have to deal with late rent, evictions interesting people :) This is great but will eat into your bottom line.

I host a pitch free monthly meetup in Orland Park that has some flippers, buy and hold, BRRRR, contractors etc.

The OP wants to get in with minimal cash and is looking for deal/offer structuring advice, but it's hard to get past the limited deal aspect here.