LC is an option with $25k down.

In either case, sharing this article published last year on this exact topic - BRRRR funding options and pros/cons etc, hope it can help!

This might entail buying a single-family home with rental potential and living in one area while renting out the other units, or it could entail buying a multifamily property and living in one apartment while renting out the others.Financing Options: Look into traditional mortgages, FHA loans (for home hacking), and other inventive financing techniques.

As an investor focused buyer's broker I spend the majority of my time helping buyer(s) assess properties both before and after their offer is accepted. 

They will generally talk the seller out of it regardless of whether the seller has other viable options.

Our only option is Refinance.

I've even made an offer on a distressed property in my last trip and had a great experience negotiating and trying to workout a deal.

We set the price based on our original assumptions but the offers we received were all well below what we needed. 

Offer to help in some fashion, maybe bring them deals that you can work together on.

I even offered a discount for the first month rent, and I'm either getting flaky people or scams.