I'm a full time residential realtor and top producer at Keller Williams in Knoxville, Tn.

Second best and will produce a better result, but cost more, is cash for keys. they say that they don't have money, so if you pay them then they have money rent somewhere else.You should definitely try to get some advise from an attorney, or someone who had experience, just to get an idea how long it will tie you up and how much money you will potentially lose.

While going with hard money, a joint venture, or private money is possible I do not recommend that be your starting technique as you will be expected to produce results without question and usually that requires you have significant and related experience.

Most of the duplexes I looked at are either not located in good areas, or way too expensive and won't produce positive cashflows after I move out.  

Why don't you go do an unpaid internship at a real-life factory that produces real estate money? 

Hustle and try to find a deal that produces 500+

For example some banks will underwrite the income based solely on 75% of the rental income (potential or current) that property produces.

What ever is left from the rent needs to cover all other expenses and produce a profit for the property.

You can only control the product you produce.

My accountant/bookkeeper should be able to handle producing property reports without software to do it.