The you have the seller reduce the price and your agent waves comissions in that amount.Now if you are the seller.Simply  have your agent list it and agree to not charge comissions.

Or they reduce the purchase price by that much?

I can pay it back and if I don't it only reduces the payoff value.

Well, I'm getting married this summer and we're planning on starting a family in a few years, so I'd like to reduce my dependence on a full-time W2 job and build up a rental portfolio to cover our basic expenses.

Interesting conversation.I was paying my last contractor $15/hour - which was his asking price, not my offer price, plus I paid his rent at $800 a month, plus petrol money, plus food, plus loans to the point where I basically became his Sugar Momma.I'm 27 by the way and he is 44.

Harden your property to reduce the potential for damage.

Hopefully your rentals actually produce some income.Also be aware that as you take or are allowed deprecation the basis in your property is reduced by that amount (taken or allowed, which ever is greater). 

Reducing risk is a unit in a good area that is updated.

This would reduce my risk as I'm not only dealing with one individual plus potential returns would be greater and make up for my upfront expenses.  

@Juan Diaz...this is not San Francisco that I speak of but, I am seeing some reduced price listings in Northern California (North of Sacramento).