No money down options just aren't smart for beginners.

There are many options online that can help you calculate your ROI, but the formula is relatively simple:Total Cost to Invest (purchase price + rehab + any holding costs + commissions and closing costs on both sides of the transaction)Net Profit (sales price - total cost)Formula: Net profit / Total Cost = ROI %Also, not sure if you would like access to a spread sheet/calculator that can do this for you, but I have created my own. 

I think traveling nurses would also be a great opportunity, I haven’t had experience but from what I’ve read and heard anecdotally I think it’s a viable option.

So Whole selling is pretty much your best option and to get a list of prime properties to wholesale wasn't easy.

Plenty of options to pay someone down the line if you want

Any other good options here?

We once had a tenant make a claim about mold through their attorney, they hired (unbeckoned to us) a home inspector who said in his professional option there was a mold like substance. 

I sold this property on a lease option/contract for deed conversion and it now cash flows about $1,000/month after all expenses.

Lets connect and discuss some options 

Explore options like conventional financing, FHA loans, or private lending, and work with a mortgage broker or lender specializing in investment properties.Overall, it's essential to conduct thorough due diligence, seek advice from experienced investors and professionals, and carefully evaluate your options before making any decisions.