I'd recommend David Green's book on the topic: https://www.amazon.com/Buy-Rehab-Rent-Refinance-Repeat/dp/B0...I also did a long live stream on it a while back that you might find helpful: 

How much should our company offer him if we did a cash for keys deal?

They are hard to find but they do exist.

If not, we bail and find something else. 

I’ve heard horror stories of people who have to tear apart their house because of work that wasn’t permitted.I’m wanting to buy another home and rent this out as a duplex but I’m worried that if I apply for a rental license or anything that’s dealing with the city, they might find something that’s not permitted and we’ll be stuck with a hefty bill.

If you can't find what you're looking for, try the Bigger Pockets Fileplace.

Looking to find a good long term investment, but with not much to put down since it would be my first investment/home purchase. 

I have been having an absolute blast and find my self incredibly blessed for the life I built with my family.  

The tenants still have three months to find another rental, but they are now stating they won't be out for seven or more months.The landlord has been more than reasonable.

We get to go through peoples situations and find every possible write off / tax savings possible and massively lower their tax bill in many cases