Sellers over price the property in their mind and belief, so it requires some negotiations once they are located.There are plenty of properties that have not been on the MLS to buy, but the techniques we use to buy them means we have equity at purchase and we don't need to use banks to do so.It does require capital, and an understanding of what makes for a safe investment.

@Hong Zhu - I'm not an airbnb investor, I do buy and hold.

I'm trying to buy these apartments I put everything in them for years they where mine and my mom's and never did she think my sister would do this if she had of thought this she would have completely put them in my name before she died.

I am just outside of COLA and started buying here in mid 2021.  

Even if you have money for the 20% down, it's not wise to spend your last dime making that down payment and leaving yourself vulnerable to losses from a bad tenant or maintenance costs.If you want to be a successful investor, increase your earnings, reduce your expenses, save up, and buy wisely. 

It is offered as a way to bypass buying RE in SDIRA? 

My question is, if this is a deal that makes sense I do not have a lot of cash on hand - what type of lending would I be able to get or should I look for to buy and renovate this property.

For instance, if your rent is $1000/Mo and the annual inflation rate is 5%, the buying power of $1000 will decrease to $950 next year.

Do we, instead, put as low a down payment as possible (owner occupied financing) and buy several cash flowing REIs to cover as much of the new higher mortgage as possible, using the chunk of equity from the sale of the SFR?

I spent 10 years in remodeling, the latter half of that doing buy-hold rehabs.