May not sound like a big deal but i tried to create the account under my biz and purchase a sub-to through the account, and lack of outbound wire was a killer for me.

Unless you wait for the next tech/ICO bubble, during which you could sell anything.  

I just include the utilities in the rent.

Is there a website with just seller-financed listings that I'm not aware of? 

He's got a great wikipedia page that breaks it down. 

Quote from @Kyle Jenson: Hello guys, I found this page through the podcast and the book, Rental Property Investing.

I do use Ownerrez as a PMS and they have a report that automatically gives me the numbers needed to do it myself and it takes just a few clicks.

One of the biggest challenges for everyone involved is being on the same page about the actual time required for maintenance.DIY landlords rarely properly track their time when it comes to property management in general - tracking their true time invested in maintenance is where they perform the worst.Investors that hire PMCs are rarely any better at understanding the true amount of time maintenance takes.

I live in Seaford, NY and have been searching for areas outside of LI to do my next deal.

So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years.