With a license, you'll have access to systems for prospecting & training.

For instance, you could look into refinancing the property to access some of its equity while still maintaining ownership and cash flow.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Should I stop pursuing or is there a way to get this deal through seller finance? 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Youre right, but if you are doing the work yourself it can be daunting because the buck stops with you and having that responsibility on your plate 24/7 every waking hour of the day and putting in 12 hour days, it can be rough.

You have to be ready to make 3-6 months of payments on the mortgage yourself after they stop while you try to foreclose/evict them.

If you have access to someone who is ready to trust you with their asset, do right by the owner and go for it!

Proximity to Major Northeastern CitiesBuffalo’s location near major urban centers like New York City and Boston makes it an attractive alternative for buyers seeking more affordable housing without sacrificing access to urban amenities.5.

They do offer access to mutual funds, but I do not love this option.