My understanding is the 10% down loans have tightened up and are much more difficult to get.Start with banks you already do business with and local credit unions.I have used Associated Credit Union and Rocket mortgage.

I'd recommend joining CTREIA or come to one of the events hosted by @Stephanie Cabral, @Brandon Rush, @Devin Peterson, @Ryan Luby. 

There is a guy already that removes trash and moves coins around from machines etc, but the seller lives locally when it comes to taking the cash to the bank for deposits. 

My first real estate investment was in Syracuse NY in 2005.I relocated to Augusta, Georgia in 2006 to learn with a multi-family investor/mentor.And then in 2009, I founded Auben Realty, which has grown from a small local shop to a regional presence with current locations in Chattanooga, TN, Columbia, SC, Greenville, Atlanta, Charlotte and Jacksonville.Recently, Auben purchased a property management company in Kansas City to begin our Midwest expansion.

Know the costs for fixing up the property and explore ways to pay, like bank loans, FHA loans, and local aid.

@Lee GierszewskiYou make some good points.You know I called every brokerage in town a couple of weeks ago to figure out how local investors are getting together and networking. 

Consult your local laws, but you can possibly deduct the cost from your rent if they do not pay. 

@Andrew SullivanTo begin in real estate, check your financial situation first, learn a lot, start with small steps, look into smart ways to fund your investments, pick the right places to invest, have clear aims, join groups of local investors, take smart risks, keep going even when it's hard, and be ready to change.

The only time I have been able to find below market deals on MLS was when the local real estate market had cratered and there was tremendous supply and little demand.  

We assigned the deal a local investor How did you add value to the deal?