Planning, strategy and execution = results.

My experience is in Alabama association law, but I suspect the principles are universal:  There is a hierarchy of rules for HOAs and just like government documents, a lower ordinance can be used to execute and make more specific a "higher rule," but can't contradict it. 

If you have not run your own business beyond real estate before, I strongly recommend that you get in touch with SCORE (Service Corp of Retired Executives) at www.score.org.They are a free resource (part of SBA) that will help you to evaluate the financials of the company you're looking at buying, build a business plan and to understand what you're getting into. 

The real trick to the whole thing is knowing your ability to refinance your money back out and executing before you lose your 0%.

who can execute the process when it is an owner finance transaction? 

Execute a 12 month lease where you can collect a security deposit and collect rent to cover the mortgage and some money towards maintenance.

However, you'd be in quite a vulnerable position as you wouldn't be able to close without a partner or reap any benefit without assigning the contract to make a spread. 

Even if you have money for the 20% down, it's not wise to spend your last dime making that down payment and leaving yourself vulnerable to losses from a bad tenant or maintenance costs.If you want to be a successful investor, increase your earnings, reduce your expenses, save up, and buy wisely. 

This will build your credibility and track record.Also, be upfront about being new to deal execution, but don’t forget to showcase your knowledge of the industry.

There are hundreds of other steps along the line that all have to be executed perfectly.