Accounting software, property management fees that are not property specific, vehicles (not there yet but... one day), computer, and office supplies. 

I have a vehicle worth $10k and maybe can get a gift of $10k for down payment.

Started as extra income for me and then ended up being able to leave my job as a truck driver because of it.

You will need to provide someone with a work vehicle, pay for the insurance, gas and maintenance and then you will need to constantly worry about being sued for overtime pay, sexual harassment, retaliation, age or race discrimination and a thousand other possible issues that could result in a civil lawsuit against you, personally.

It will depend on the individual investor as to whether they are looking to get their money (plus) back quickly, or are looking for some type of monthly income via an interest vehicle above market.....You will have to feel them out one by one.

Also, an LLC provides a vehicle for tax incentives to lower your tax annual liability; be sure to consult your respective local tax professional for advice and guidance. 

Previous 4plex purchase has been a great leveraging property for additional purchases.  4plexes are considered residential units and less risky as an investment vehicle so this purchase of 2 side by side properties added 8 units to our portfolio in two smaller purchases. 

It obviously won't be the standard negotiating process because the seller is absent and has abandoned the property, and because there is a strong emotional driver for my friend to be able to live next door to family.

A realtor will not sell those as its considered a vehicle.

Julia - If you're looking to invest in a property as your primary focus/goal you'll need to get the funds into a property vehicle to do that investing.