Alternatively, you can partner with syndicators on their deals but typically you will be a passive investor in the deal, getting passive income.

You could always try the ole cash-4-keys technique.

Or, alternatively, your down payment would need to be enough to allow the seller to pay off whatever existing mortgages they owe on top of the realtor commissions and whatever the seller wants to put in their own pocket on closing day.Realistically, most Realtors will want to see a preapproval from you, and they aren't in the habit of disclosing their clients' mortgage balance (assuming they even know it) to a random cold caller. 

That would be a really expensive alternative...

No one knew that alternating current would make high-temperature coal-fired furnaces wholly obsolete by 1940.So here we are today out here, surrounded by quite a few SFR properties built by people who believed they were building for generations to come in a very stable area.

The end result was that we had two applications that weekend.I've tested this technique on Class B though D, and it works. 

Alternatively you can individually own houses anywhere in the country, or you can partner with others on deals anywhere in the country. 

@Nick Pisano I haven’t used list source, but if you’re investing in your own market, I can definitely vouch for the “driving for dollars” technique then cold calling those leads.

They alternate foreclosures and tax sales every other week, usually. 

Alternatively, break down all the skills needed for syndications and see where you are a best fit.