Most of the savvy investors we're working with, even through we'll lend more that this, are coming in at 30% to 35% down.

My wife and I have a portfolio of senior living homes and communities.

@Michelle Simoni seller-financing usually only works on sellers with a problem they are motivated to get rid of:1) Been for sale for 120+ days2) Nonperforming property3) Problem tenants4) Deferred maintenance issues5) No equity6) And obviously they want to get rid of the problem MORE than they need their cash out

This is a total of 12 years, 3 of which (25%) were renting.

I have the funds to buy another primary residence in this area but not enough for an investment property that would require 20-25%.

At least most cell carriers will auto-block them. 

I also disagree with this. there are many lenders that do not have a seasoning period whether you recently had a rehab completed or not.

And you'll have a solid W-2 income to help you qualify for loans. 

I’m afraid your snail mail marketing campaign fails on all four criteria.The successful wholesalers I know agree that a MINIMUM of $10,000 PER MONTH needs to be spent on marketing/advertising to have enough “deal flow” to ensure a viable business.  

Quote from @Clayton Silva: Quote from @Jeffrey Blackman: Quote from @Clayton Silva: 2nd position HELOCS on investment properties are typically capped at 70% LTV and have rates ranging from 9-11% just a heads up unless you use a local credit union where you have cash on deposit with them.