Subordinated debtLoan from relativesprivate moneysyndicationetc.That said, most investors typically want the buyer to have some skin in the game.   

But to be considered as a serious REI, you will have to have some skin in on the deal.  

Lack of arbitrage situations is a sign of a healthy market.

How much time and effort does it need to sustain a healthy garden like that?

She'll think you have no skin in the game and will be a higher risk than originally thought.

Alternately, if you have a healthy budget (read: A LOT more than $11), I'd be happy to give you a quote.

You want to be in the middle rent rate or lower.So if 26 2 beds rent in the market for 600 to 800 a month be at 700 or lower.700 X 26 = 18,200 a month X 12 = 218,400 gross expected income218,400 GEI X .50  (50%) costs - 109,200 NOIMake sure with rent rates there are no rent credits as that brings effective rent down and also any immediate deferred maintenance needs to be deducted off of offer price.If landlord pays water or other utilities  then 60% costs annually is common for ( vacancy, eviction, management, repairs, etc.).You would do 218,400 X .40 (60% costs) = 87,360 NOISo an 8 cap at 109,200 would be about 1,365,000 sales priceAt 87,360 about 1,092,000 sales price.When a partner comes in they will want skin in the game.

I haven't dealt with probate properties much but I can only imagine you need tough skin to prod during those times. 

How is the Houston market with regards to MF, still healthy and more or less affordable with good returns? 

I'm willing to put some of my own skin into the deals so you know I mean business.