So I'd have to have an approach to working with the owners that didn't violate our laws.If you haven't, you might listen to BP podcasts 75 and 111, they are all about this topic.

Sometimes a seller is able to get away with this approach if they find a buyer that plans on living in the house and combining their need for shelter with sweat equity in order to make the numbers work.

I am approaching this wanting something that needs little upkeep and future work.

Then approach the decisions about your property through the lens that you have created. 

Get those 3 answered, and you'll get a better idea of how to approach the deal, and ought to give you an idea of your exit strategies.Secure your downside (risk), know how to build your upside (equity).

It's multi-unit focused but I've adopted the approach for my SFRs as well.  

@Don PetrashA standard approach would be to seek seller financing.

There are pros and cons to different approaches.

As the time approaches for closing I often think of a task, or detail I need to complete, and think "Oh yeah.  

I'm a fan of doing a lot of work myself, and tend to take a hands on approach to my properties.