Probably the easiest options would be seller financing or bringing on a capital partner.Subject to is also a good option, but you should definitely take some time to get educated on it and make sure you have a solid contract and understanding so that you can clearly inform the sellers about how it works.If you do go conventional financing, ask the seller to hold a second so you won't have to put as much down. 

These are also the easiest to finance with the best terms. 

@Samuel Larson if the MF is an investment property, you cannot use gift funds, it has to be your own funds.

The properties also looked pretty great too from the inside and the PM company was giving out deals such first free month or gift card. .

Encapsulation is the easiest & cheapest route.

Should I as a good landlord, wanting to do the right thing for my tenant, provide them with a discount on rent, a free dinner, gift card, note in the mail, anything?

That's not always the easiest thing to find-- luckily our friend notified us of this deal.

Two things I would share: 1) find a local REIA club by going to biggerpockets.com/meetup and start attending it to meet people, learn, etc. 2) Study the concept of House Hacking. imo this is the easiest way to begin.

House hacking would probably be the easiest way to get started with the least risk and would require the least down. 

Sell or gift the property to family (my parents may want to buy the property)