Seller financing means I enjoy 30% ROI YoY.

@Richard Anderson: You've piqued my interest.Do you happen to know if there are guidelines in the banking industry as to how to handle the Due on Sale Clause when a seller sells on Executory contract to another individual?

I am in early discussions with sellers about a seller finance deal near Portland, OR. 

If you can swing that, you may be able to structure a deal that nets a small positive, or a small (manageable) negative cash flow.

I’ve already inquired about seller financing however seller is not interested 

Located after a letter writing campaign and purchased directly from the seller without a real estate agent.

You’ll often see sales with 100-200% swings within the same area, which makes having deep local knowledge and understanding the nuances absolutely critical.I do this for a living, and even with experience, comping in Detroit can still be challenging.

Oh also number one skill to develop regardless of the route you take is being able to identify and get in contact with motivated sellers.

IMO I think it's better than FHA, because you don't need to persuade seller to take FHA and no lifetime PMI. 

What a willing buyer can afford to pay to a willing seller.