If you’re buying it for 100k and can pull 2k per month in rent you meet a 2% rule. 

You could go to a local REI meet up or a local landlord association and get a lease agreement there.Options can be almost as simple as:"Spencer Phoenix grants Doug Pretorius the option to purchase 123 Main St. for $100,000 within 3 years."

Depending on your circumstances, you might meet the criteria to qualify for a 2nd FHA loan, but you'll likely have to refinance to purchase a second primary. 

I do understand people tend to get a bad name for not honoring their proposed sell by date, which is why I plan on networking at my local REI meeting and other forums first and then search for properties that they would like to buy.

Check out the nearby members and network https://www.biggerpockets.com/meet , it will help you a lot to find partners that can help you out in investing.

It may or may not be necessary to meet up in person but I find getting involved and flying out to join the local real estate investor meetings has worked well also.

I'm assuming local meet ups and things of that nature.

Word of mouth is probably the best way to meet any professional in any field.

They continually introduce new programs and initiatives to help their students succeed, and we’ve never once seen them fail to meet a commitment or bend over backwards to support us.

Be sure to plug into your local BP community through meet-ups and investment groups.