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Let's say 20%...now let's do the math:You offer $320k, 20% down is $64k so you finance $256,000 @ let's say 6%....you neglected to mention where this property is(!) 

Hi, I just got an accepted offer on my first property (4plex) in Anderson, IN.  

Went and viewed about 10 properties, made an offer on one without a buyer's agent, so that the selling agent would double end the deal and they accepted a below ask offer at a time when prices were climbing.How did you finance this deal?

Take pics of all the junk (I mean high class heirlooms, which is what you'll say in the ad) and put it on craigslist asking for offers.

You'll get lots of these, some with very enticing financial offers.

I see what you mean about offering a higher return to a potential investor, especially if they are not familiar with my character/experience in the industry. 

Suggesting to them buying their house for a wholesale range offer or lower dependent on the extent of the rehab, then having a contract in place that gives them a percentage of the profit to help get them back on their feet, paying off debts etc.

Building a NetworkNew agents struggle to build a network that can provide them with leads and support.Solution: Attend networking events, join professional organizations, and offer value to others.

Offering a rent-free period helps the seller stabilize, but what happens if they still can't afford rent when the time comes?