You'd be surprised how often a deal can happen using this strategy but it is also important to run the numbers and make sure your COC return, etc are in line with your expectations.Probably the lowest risk is partnering because a seasoned investor will verify the deal (hence their participation) and likely take care of the initial money required.

For perspective, outside of SF you can easily get a place to rent for 2500 or so, figure another 1500 for day care.

However, lenders want to see the additional guarantor receive consideration in return for their guarantee.

So pick a market that is easily and readily accessible to you.

You can easily self manage 1 property with Zillow and Excel.

But you can easily contact your servicer (who you send the monthly checks too) and they can assist. 

Even if he is 90% wrong that is still an amazing 1000% return from today.

My credit is poor right now but can easily be improved as my income is much better lately. 

The reality is many lower rate offers have a higher price or are $hit properties, but not all.If you are paying extra for owner financing make sure that the discount rate easily justifies the purchase price.  

You need to make sure although you like GA as a state that you have realistic return expectations and area availability within the state for your price point.