Focus on rebuilding your credit, saving for a down payment, and learning the local market.

Here are the numbers:$30k - avg monthly income3 options for rent vs buying$12.5k - avg monthly payment (20% down) on $2mil home$6.25k - avg monthly rent on $2mil home$6.25k - avg monthly payment (71.5% down) on $2mil home3 options for return on capital:7% - avg yearly return on 71.5% down payment (assuming 5% avg yearly appreciation in SD)10% - avg yearly return on from S&P 500>10% - avg yearly return on investment property (just an assumption, but I think you are all here because you beat the stock market)First, the $12.5k monthly is very intimidating and beyond what I should be spending on shelter (a no-go for me)

You will need to put some kind of down payment upfront.

Without rent control i either raise their rent far above market rents so they give me notice (my preferred method) or i simply do not renew their lease.

Curious as to the draw fee amounts you all have seen that have deterred you from wanting to pursue that method. 

My main account has all the rents deposited and all expenses deducted such as mortgages, some utilities and an electronic payment app connected to the account to pay contractors.

Yes, you can deduct related expenses including gas, loan interest, insurance, etc. using the actual vehicle expenses method to deduct auto expenses for your rental or other businesses. 

You are correct, local banks would go in and sit with them and go through rates and financing and understanding the payment.

It's crucial to consult with a tax professional who understands the nuances of your situation to determine the most appropriate and cost-effective method for your tax filings.

Were I am getting disappointed is the lenders for Commercial say you need 20% down payment (I don't have that) and when I tell them if I could have Seller finance in the same deal, was told no.