Talk about exhausting! 

I've never done one of those, mind you, but as I've evaluated it, I've always decided against doing one.Have you totally, fully, 100% explored and exhausted possibilities of seller financing?

It's a much different market now than in 2008 of course, so I'm exhausted trying to decide which way to go.Should I focus 100% on commercial real estate, or divide it into residential, vacation, and commercial?  

There are so many ways for you to get started in investing, like buying your first home to start the equity clock, investing in a multi-family and living in one, using your SFH/rental as AirBnB, etc, that I would suggest exhausting your local opportunities before looking elsewhere (especially as a newbie).Find a local agent, wholesaler or investor who can answer your questions on the local market.  

These non exhaustive factors can be of varying importance and weight based upon the facts, and can perhaps give you some very general sense of the strength of their claim. 

I have had some issues where it is just easier to put electric than have to run exhaust vents for gas. 

Exhaust available solutions within the scope of your current earnings/lifestyle:- Are you talking to a loan officer or a mortgage broker?

Usually, it's a losing proposition.What I would do is exhaust all other options first.Are you maxing out your 401(k) or IRA every year?  

I have used homeadvisor.com, yelp and a new website I came across, thumbtack.com recently to find specialty contractors (such as masonry, well/septic etc) after exhausting my current network.  

If you're under contract, exhaust the local bank options like BB&T and others, but while you're doing that explore the alternative lenders just in case.Stephanie