I've spoken to a few lawyers but they are all charging a lot for their time and I just can't afford it at the moment.

Using this method, the borrower's monthly payment is still affordable but we collect what's owed to us at the back end. 

The one piece of advice I do have on your purchases is this: buy the best quality assets you can possibly buy/afford (ie location, neighborhood, layout of the home, etc.).    

Sometimes they will balk at the increase and say the tenant cannot afford it, but just push that it is market rate - just because its section 8 does not mean you lower the bar. 

On the other hand, I lived in a condo once where the owners were majority young professionals, didn't want or afford high HOA fees, resulting in frequent budget busting special assessments.

I know cash is king on these types of purchases (I have some to put towards a loan), but what do people do to afford something like this?

The key is to try and find a home you can afford, then find as many ways to increase income to put you in a better position for the next one. 

The nature of our current market is not friendly to those who can't afford to pay cash for an investment property.

If you go with a 3rd party...start slowly with what you can afford to lose.   

Also rent has skyrocketed in our area in the last few years so there are a lot of single people who can't afford an apartment.