Best bet though is a local community business bank.. 

Ft)For ARV, it is best to have an experienced real estate agent find comps for you to determine a safe number to work off of. 

I'd be willing to bet buying an index fund would have a better return without any of the headaches. 

I like to look for locations that are good, and that I’d feel safe and comfortable living in if I was a single woman with a couple of kids.

I bet if it were your grandmother or relative in that situation you would think differently.

its highly risky for most mom and pops to sell on sub to.. and its simply not a way for those without substantial wherewithal to buy property and keep the seller safe..

Also don't forget you get to add team members which I hope is safe to say you have given the amount of doors you own.

Better play it safe and use a warranty deed instead.Also, later on when you sell your property, it will keep the chain of title cleaner for the next title insurance.Last but not least, a warranty deed does not cost more than a quit claim deed...

From there, you can research through zillow/redfin whatever but your best bet would be to find an investor/agent (I a one but based in Fort Lauderdale) who can guide you through the process.

The IRS safe harbor guidelines suggest holding the property for at least 24 months as a rental to establish it as an investment property.