This is not ideal but not unusual if you are dealing with a mom and pop operator. 

I want to ideally find an off-market single-family property as my first deal using g this strategy.

I deal extensively with creative financing such as sub2's, land contracts, contract-for-deeds, assumptions, land trusts, etc.

I would ideally not house hack this property and maybe leave all the tenants in place but what unforeseen issues can possibly come up.?

But even at my ideal purchase price, I'm having trouble making the numbers work.

The most ideal way for you to utilize this funding and probably the safest way, would be to House Hack.

Then, I'd hire a full-time salesperson to be on the ground, who we'd ideally pay a commission to. 2.

A HELOC would be my ideal situation but credit is not high enough.

It found that a 27% down payment was the ideal scenario. 

And I feel the ideal portfolio can benefit from the diversification of both.I feel directly owned properties are great because they give me maximum control and the ability to tweak them exactly how I want.