If you connect with a private equity lender within your network (friend, acquaintance, contractor, family member, etc) then you come up with terms that are mutually beneficial.I've structured a lot of private money deals over the years and they have changed based on the lenders needs and the deal itself.Regarding your question on funding the entire down payment - This will be a harder sell but still possible, you'd just need to make the terms very attractive to the lender. 

Seller financing is a great option in many cases and maybe very attractive for the owner.

These two facts make this strategy much less attractive for no RE professional in the single family realm. 

Hi everyone, I'm new to Real Estate Investing but have always being attracted by the idea of cash flow, and passive income.

It would be more attractive but  I don't think I am cheating my single bedroom apartment users without a washer dryer.

The value to the property depends on the class of tenant that the property attracts.

The only way the 8% - 10% is attractive at least to me is if you are in good areas where appreciation is highly likely or if your tax rate is so high that lending is just unattractive.  

The near east side neighborhoods are exploding (mostly flips), BRip is the new Carmel, Hancock County, Noblesville, and Greenwood are attractive, new soccer stadium in the works, Elanco headquarters downtown, and justice center completed. 

I think that attracts better tenants.

For that same reason, they would be very attractive to military personnel as long as you own it.