Adjust the lease term prior to closing, period.

For distressed properties I intend to keep as rentals, the buyer pool is greatly reduced and being able to close cash and waive inspections provides a lot of negotiating power. 

Maybe that is not even good idea, but perhaps better chances of success and maintaining a relationships.Probably NOT what you want to hear, but if you're making $125,000 and you don't have the discipline or willpower or willingness to save for the down payment and closing costs on property #2, then what will you do if things go south..like your tenant doesn't pay rent, you have 3 months of vacancy, or the tenant destroys the property and you need to rehab?   

Quote from @Peter Dukaj: Would you consider single family if they were located within close proximity of each other?

I’m supposed to start close to home, but Denver is a brutal market at the moment.

I'm 25 and just closed on my 2nd property that I will be owner occupying / house hacking and moving out of my current house hack to rent out to a family/tenant.

However, If you use a bank, plan on a down payment of 20%, that's $80,000 down plus about $5,000 in loan fees and $3500 in closing costs.

There are a lot of wholesalers who are buying lists of properties in foreclosure / default and do not realize this in many states is considered predatory.As taxes and insurance increase along with homeowners having equity, states will start to catch on to this and my guess is start going after more of these wholesalers.It will be an easy win for them as most wholesalers act as brokers illegally (do not do double close) and do not let the homeowner know all the options available to them (modifications/ bankruptcy), they are out to solely benefit in their behalf which in itself is predatory

That's a more precarious hire than ever before, you won't have another agent on the other side of the deal that's really on the same side trying to make things close.

I have $18,000 saved to use for a down payment and closing costs.