Have you considered moving portfolio to long term? 

For each listing/seller client, call your database to spread the word... call other homeowners nearby to ask, "Who do you know that is looking to make a move to the area.".. 

Get 2-3-4 of these going, maybe eventually moving every year if you can. 

If you don't already live here, don't move here

Now he left PM and has moved into the software space. 

This approach allowed us to move quickly and efficiently, ensuring the project stayed on track.

The deposit is for after they move out.

We found a tenant, signed a lease and collected the security deposit with a July 15 move in date. 

This would require a lower down payment, and after a year, you could move on to another property. 

Buy a rental, find a S8 tenant, sign a lease, submit paper work to the housing authority, wait for inspection, fail inspection, fix issues and schedule next inspection, pass inspection, move tenant in, done.There, I just taught you how to do it :-)