You need one or the other, preferably both.Since you don't have any money, you'll need to focus on knowledge.Besides building your network, you can also start looking at properties to find market inefficiencies you can flip to an investor with funds for a fee.Wholesaling is the most common form of this, but you can do this in several different ways.Also, what happened if you found a "tired landlord" and got them to accept your offer of 0% down, but $x/month payment to take their problem off their hands via seller financing?

We also commonly share leases with folks we meet at the REI meetup we run each month.

Doing so will help mitigate the risk of getting into a property without knowing all of the issues, good and bad, about the property.

When he registered online it canceled the other tenants account So we finally got this Corrected.His issue now is that the units should have separate addresses for fire purposes.

How do you guys navigate these zoning issues? 

It also had water drainage issues and no landscaping.

It sounds like you have a contract, but my guess is that it wasn't clear enough, and didn't cover some of the potential issues that could arise. 

I think if you search student rentals many issues cross state lines.

It was already under contract but I kept on good terms with the listing agent and when they had issues with the buyers I got to come in and take over How did you finance this deal?

I am having a mudjacking company jack up some concrete that is sloping towards the property, possibly causing most of the dampness issues.