Some sort of partial or full seller financing would be the best route to a low down situation.  

@MichaelNoto Thanks for the reply I'm actually looking for a mentor to help me get my feet wet if you have the need for a motivated and hard working apprentice I'm down for anything and everything.

However, I have all my mortgages between two banks, and my residence on another one, it does make it easy sorting the mail since all the rentals are paid out of one account, and my house out of another.Depending on how it would fit your strategy you could always put some or all of your properties under one loan, particularly if you want to hold them in LLC, since multiple properties might make it easier to qualify for commercial lending which is generally done to LLC.  

The motivated seller is a good friend of mine so i trust him.

I hit the ground running early late last week and found a FSBO motivated seller that's moving to Dallas, TX but needs to sell his vacant home before he can move.THE FACTS:- Home is owned free and clear - 3 bed/ 2.5 bath / 2 story home- In a great "middle-class" family neighborhood.- Currently vacant.- Built in 1987 - No repairs needed (so he says. haven't walked through property yet though.

Investors involved in a 1031 Exchange are generally motivated if they are within their 45 calendar day identification window. 

Continue to keep us engaged with your progress as it motivates us to do likewise.Awesome!

For example.Investor lends 100k for the purchase of a 500k duplex.Homeowner lives in one property and rents out the second property for 1500 a month.Pays the investor 834 a month (10,008 annually) and keeps the remaining 666 from the income property.The investor is getting a 10% roi while the prospective owner is getting some income from the rental property, access to the housing market (and as such all of the associated tax benefits) and doesn't have to pay mortgage insurance.Of course there would need to be some sort of security and the lender could have their name on the deed?

If individually, I would only make an offer on one and negotiate from there - with 4 involved, you'll have a better chance of 1 of them being more motivated and he/she will influence the other 3.  

Another big problem with Detroit is all sorts of unscrupulous "turn-key" companies and others, preying on unsuspecting foreign investors who have no idea what they are getting into.