You need one or the other, preferably both.Since you don't have any money, you'll need to focus on knowledge.Besides building your network, you can also start looking at properties to find market inefficiencies you can flip to an investor with funds for a fee.Wholesaling is the most common form of this, but you can do this in several different ways.Also, what happened if you found a "tired landlord" and got them to accept your offer of 0% down, but $x/month payment to take their problem off their hands via seller financing?

He is open to offer that’s just what he is starting at and these contractors also asking rip off numbers  

The idea that seller agents might not offer commissions to buyer agents anymore could change how properties are marketed big time.

Ideally we need the IRS to approve exemption first in order for us to include the "withholding" amount to the replacement property offer price?

@Tyler Henkel I will DM you the companies who are currently offering the best options. 

Is there anything I should know before I just don't offer renewal of the lease? 

I am thinking of making an all-cash offer to purchase a SFR with existing fire damage in the kitchen at a price well below market value The property is in otherwise solid condition and in a great neighborhood.

I also am able to offer more to purchase because we have full control of terms.

I keep a little 7.5 cu ft fridge and offer to have my handy man deliver it the same day a tenant reports a fridge out. https://www.amazon.com/RCA-RFR725-Apartment-Refrigerator-Sta...I have our appliance guy out if it's a newer appliance or I go appliance shopping if it older than 7-8 years old.If tenants want other additional compensation, I tell them that it's not my job as the landlord to protect them from every inconvenience; we will provided a compact fridge for temporary use on request and promptly schedule a repair and replacement and they should contact their renters insurance to determine if any additional benefits are available.

Anything that needs a little renovation or TLC can offer an opportunity to pull cash out on the ARV.