Purchasing a rental property with no money down

Very new to REI and have been looking for my first deal. Interestingly enough my old landlord reached out to me regarding one of his properties that he’s looking to offload. He doesn’t really know what to ask for it but he threw the Zillow Zestimate of $220k out at me. Looking at comps in the $209k range. I think he’d be willing to come down but I’m not sure what I’d do with it either way. I think it would be a good buy and hold but I’m not in a position to put a down payment or acquire a conventional mortgage. Any other ideas?