I do not have to do anything right now, I just need to learn, wait for the right opportunities, or create them - for example by trying to use subject to and take over someone else's payments who locked in a lower interest rate from a few years ago. 

The probability of that happening drops much lower when YOUR voice is heard, when the actual victims get a chance to speak.

FHA loans may allow for lower down payments if the property will be owner-occupied.Owner Financing or Creative Offers:Explore properties where sellers are open to owner financing or lease-to-own agreements.

There are accountants who say that applies to the opportunity to discount sale and/or basis shift to further lower the tax bill.  

I just saw today that I might finally have a second tenant placed (Both to pay $1250) but I’d still like to fire her and hire someone with guarantees around tenant placement and that charges a lower percentage.

what really needs to be reviewed is why is it not going well and what is the plan - its very different plan when you cut distributions and do a capital call  to hold $4M to lower your debt obligation to allow for a refinnance compared to needing a capital call because you are only at 80% occupancy and anticpated 95%, rents are 50 cents a square foot less than you wanted and expenses are 25% higher....

If you can come up with an extra 1.5% and finance with a conventional loan you have none of those downsides, a lower monthly payment and PMI only until you hit 20% equity

This implies residential units can be built at lower costs and provide better return. 11) adding an ADU to SFH can make the SFH fall under rent control.

Quote from @Dan Lucchesi: Quote from @John Underwood: Lower price and advertise in more placed.I even get an occasional booking from a perpetual free Craig's List ad. 

Fannie May is a good option for a lower downpayment.