As you can imagine, no lender wants to fund 100% of a deal because the borrower would have little to no "skin in the game".Typical LTV's for single family investment properties is in the range of 60% to 80%, depending on the type of lender, and duration (term) of the loan.  

Make sure you also have a healthy dose of skepticism.  

The business industries have a very firm and healthy backbones.

The board can charge members (not random licensed people only members) for infractions of their rules (Like not having the first picture on the MLS the outside of the house).Personally if someone wants to go out and do it without a license I could not care less because it is the law and not my skin in the game.

Before you invest your money, you thoroughly satisfy yourself that the investment is going to pay you your target return, even with a healthy vacancy allowance.  

There is no skin in the game for you versus everyone else and that is why it won't work.

If you are accepting dividends in exchange for asset devaluation, you better have a good healthy bank account. 

I located a city in the mid-west which has a diverse economy, a big university and a healthy population.

Just know that there's nothing worse than showing a ton of properties to someone who doesn't have any skin in the game and so they never write an offer, or they don't do their analysis properly so they never write an acceptable offer.

The $20,000 back as a credit, now you close with very little down.Third was to find hard money lender's or friends and family money to borrow that down payment.Lenders don't really like either of these things because even though they are only loaning you 80% of the property value, they still want you to have a "skin in the game".