Does anyone have any tips on how to buy my first property without paying all in cash?

The fourplex brings in only $100 in cash flow and has no equity yet, but there's potential for growth due to upcoming opportunities in the area. what real estate niche are you in and why 

If we Just rent one room out, it will cover our mortgage and utilities and still some cash flow. 

So I'm curious to know which way is better.So let's say I have $100k cash and I can either put 30% down on $100k duplexes, or buy 1 in cash and then BRRRR.

I ended up negotiating the price down using cash and got the property literally for 50% off the list price. 

I live in Phx,az and recently friend of mine sold his bank (ex bank of america) literally as is and profiteed $300k  , he purchased it right out cash last year (I think) and it was in real bad shape in a shady part of town,  before him taking possession of the bank  homeless people where living inside it an using the bathroom anywhere in the building, he put maybe less than $5k in just cleaning it up and just a couple of days sold it.Basically the idea is to find super cheap homes in ****** conditions but the price is so cheap that you could still make profit by selling as is, investing as little as possible..

If it cash flows solid after detailed UW and it feels good, go for it.

The below terms are live as of this date, for a rate and term refi (no cash out).From left to right:Points: 1, 1.25, 2.Prepayment penalty: 10 years, 3 years, 5 years.Commentary/review, hopefully this thought process is useful when evaluating offered terms for a maturing commercial mortgage that needs to be refinanced. 

I was considering purchasing a single rental property with all cash to maximize cash flow. 

I Don't have much cash to work with, so I'm trying to figure out my options.