I never have an agent I always go directly to the agent that listed the property in my opinion it makes no sense to do it any other way  Think about it the listing agent is going to make a double commission if they sell to me  If they sell to you they make half the commission who do you think they're going to push for me or you drop your agent and calling the properties yourself 

Another thing that worked for me was when I drive around which I am joy doing it with my wife if I see a house that's been abandoned out the country or find out who owns it often it's a farmer who doesn't use it anymore I've gotten two different places like that for $500 down

If there is anyone who has some advice for me and/or lenders who they recommend please comment!

The rest are all pretty straightforward.The yard for me is questionable, but it depends on the lease, if it's enumerated in the lease (renter/tenant will be responsible for maintaining the yard) and you have before and after pictures, you should be ok in charging the securty deposit.

Eliza,Here is what this sounds like to me:"I've got a business that doesn't throw enough cash for me to do what I want to do.

While some are saying it's impossible to come out with free rent around Austin, I want to see if there might be someone on this site who can help find something that will be incredibly cheap for me (please don't just say it's impossible, thank you).Ideally I'd like to be located within ten miles of 78726 where I work my day job.

Therefore, there aren't too many convincing reasons for me to ask for less than the full 2x as a deposit.

I want the terms to be fair for me and him.

Chicago's market is very expensive (for me at least) and my girlfriend has very expensive taste as well so the cheapest place i have found was 800k for a 4-plex. 

I have a 3bdrm condo in eastern WA that I purchased in 2006 as my primary residence (with the intent to rent when I inevitably left the area), it has been earning rental income for me for ~5 years now.My REI plan is to purchase buy-and-hold MF investment properties to generate cash flow.