If you're starting out with no capital, you can generate lead lists for free quite easily. 

A Home Seller's Guide while going through a divorce or probate.Maybe you'll want to team up with a divorce lawyer and create a little booklet you could use as a Lead Generation Magnet.Same goes with probate.Again, just be careful with the divorces.

It talks about a main income maker and having a side hustle which is what generation x/y have to do to make it. 

My idea is to generate a list of owners of candidate properties and mail them.  

My goal is to rehab and flip the 1st 4 properties to generate more cash, before going buy/hold.Here is an example.

I went to MFU 6-unit specifically for this reason - - to generate cashflow, not red ink.Basicially, your SFR rent less mortgage, taxes and other expenses must exceed your rent to avoid red-ink.

CL uses the ability of generated income from the property to cover the debt, using a thing called the DSCR.With MFUs 2-4, the loan can go conventional or commercial, but if you pick a MFU 5+ it must be a CL, ARM loan.

Ok folks, I just got another email from the lead that was generated from my ad on Kijiji.

I wanted to share my project and get some feedback on my first dealI'm 25 years and about 4 months ago my Mom and I bought our first real estate apartment at $90,000, small condo two bedrooms near a college area that generates $517 per room (including utilities). 

If it is not required where you live then maybe hold off, at least until you can get your first deal closed and get the funds generated from that deal.