The best way to leverage money...

[Nalo Coban]

I recently was blessed with a lump sum of money ( a lil over 30K) and I want to use it buy rental property. I have been self employed for the last 3yrs and just went back to a 9-5 3months ago. On paper my income doesn't look to good. My credit is good. I found a private lender at 10% down, 12.9interest rate, 12month seasoning, stated docs. All seems good but the rate is too high to get a decent cash flow. Should I go conventional?...but paperwise, I don't look to good. What would you suggest? I'm looking at rentals in the $60-80K, already tenant occupied. I can put $8-9K down on atleast 3-4 properties... Any advice is greatly appreciated!