Your best options for low or zero down is to find a property using seller financing, lease option, or get a private lender.

I'm a licensed real estate agent, but I don't currently work with sellers or buyers as my own clients. 

Always be cautious on any purchase, but it may be that the mold is the only serious issue and the seller is not trying to hide anything by not allowing an inspection, just trying to avoid a lawsuit.

Get a copy of the lease from the seller. if the seller doesn't have one, verbal lease for example, get a letter signed by the tenants what the terms of their leases are.

As a sellers agent would you pay for a service that would guarantee more home visits for homes you are listing?

If a seller has pulled out equity to improve their investment property with the intent to rent and is willing to do a lease to own, what are some contingencies to consider?

Think about things like utilities, insurance, interest, taxes, typical consessions (seller paid closing costs for retail buyers), commissions, etc. - those things add up.

Do you contact sellers during the weekend?

I am in the process of acquiring my first investment property (4 plex) via a current investor/client who is seller-financing to me.

I have a somewhat motivated seller, at least I think they're motivated.