Low Money Down strategy recommendation?

[Sam Epperson]

I know a friend who is selling a house in a nice area, close to market rate and comparable condition to homes in the area. The house is in great condition and wouldn't exactly need any repairs immediately.

I'm looking to get started with my first deal, and I'd love to approach him with a solution that gets him the money they need up front and can bring in a little money in my pocket too. 

I'd like to find a strategy that requires little-to-no money down. Would a lease option be a good solution for a house in good condition? 

I just don't know what kind of strategies to use for different house conditions.