Worked out a deal, found business partners (down payment assistance), and took advantage.

And a few other methods we used.

If it’s simply to have one super safe, no payment property to help you pay your bills and work less, you’ve got a decent plan. 

Also I'm fortunate enough to have cash on hand for my initial deals so the financing isn't imperative at the moment but I will need it in order to leverage rather than having all my cash tied up into just a few properties I would rather use it as down payments on many properties.

I was able to use equity from another property as part of the down payment and renovation cost.

If you sell at full price, with 20% down, and a 30 year loan at 7.4%, the monthly payment including HOA is $3,854. 

I'm a big believer in the house hacking method, especially if you're young and single.

Just adjust your payments and expenses to accommodate the payment being received on the 5th.

The lower the down payment, the lower the risk.

Then just set up a secure portal to your server to transfer documents and a way of taking online payments.