When a deal pops up on the market it doesn't take any time at all for it to disappear.

@Glenn F. is what I'm looking at doing now with a Duplex that just popped up@Heath Ryans thanks for the advice on the different methods.

Before sending it out I had one question pop up.

@Tim Lovell I'm in Rhode Island (which is why @Sean Lunny's post popped onto my radar) but reading through this thread, if you are low on cash I agree with @Stephanie P. that you'd probably want to look at house hacking.An owner occupied loan will get you a mortgage with low down payment and low & fixed rate, basically the best terms you can ask for, though they will scrutinize your finances.

Hello BiggerPockets, my name is Evan and I have been listening to the podcasts for months now and finally decided to pop in and introduce myself. 

Pick an area you'd like to invest in and look for what appear to be Mom and Pop sellers. 

Instead, it's more practical to find the investments that don't appear to be doing direct harm.BUT... it is funny that you ask this because something incredibly close to my ideal did just pop up recently and I find myself having to really hold the line on evaluating the opportunity on a financial basis when the concept behind them is so attractive!

There's probably more that goes into this, but these are the ones that popped into my head. 

I didn't do this so I popped around from flipping to small rentals to wholesaling to private lending and (now) to syndicating large apartment buildings.

Mom & pop owned places are the best for this.