The Philly office has it down to a science, so I'm not surprised you had such a great experience. 

I'm originally from San Francisco and when I started back in 2021, it was EXTREMELY hard to find cash flowing opportunities without having to put down an insane amount of capital as a down payment. 

But they will give you a run down for free of everything going to sale that day.

You'll end up with a zero down payment property, maybe even a little left for your bank account.You also seem to be asking where you will get the money to finish the renovations.

I recommend you get a good RE attorney to take a look at the lease, perhaps a bit expensive upfront but could save you some headaches down the line. 

I am focusing on trying to find off market deals and working with creative finance since expansion is slow moving based on my salary, and I'm too impatient to wait for the duplexes to earn another down payment.Is there a financing option that I am missing to get a loan for a down payment?

Traditional financing, 25% down.

Check in with @Joseph Chiofalo when you’re ready to leverage the equity or expand the portfolio there are some very workable investment property refinances of up to 80-90% of value and investment property financing available often with as little as 15% down on 1-4 units.

I'm wanting to put 20% down and have a 1st position 30 year amortized mortgage with a 2nd position loan (a private loan from a family member) to finance the property.

I think it all comes down to the aesthetic.