Lenders can have overlays on top of the investor (FHA, VA, ETC) guidelines because they carry the risks of loans until they can sell them,  plus sometimes they choose to keep them and service them. 

We don't carry the loan long.

in texas you can open carry right ???

Content real estate companies do not carry their listings.

Seriously listen to @Michaela G.Everything that I've been taught about credit history is spot on to what she's saying.If you go and pay off the amount it will become recent history and carry more weight than just leaving it alone.If you're going to do anything, speak with a reputable credit repair person.

There are fewer properties available so many properties on the market are carrying higher risks for less reward.If you decide to invest out of state, make sure you spend a lot of time discussing renovations, management philosophy and housing location.  

because sooner or later I will work with one... and they want to see that you are serious and not just one hit wonder)The point I am trying to make is... begin building both virtual and physical network... and start diving into other peoples mindset... will carry you through the passion and begin helping you discover the true reality of retiring early...Note i am not the best person to listen to since I don't have 100 units property or anything like that... but what you will learn in my blog may perhaps be entertaining and perhaps just maybe make you feel less like you are a lone ranger diving into this journey, while also help you discover how you can create similar virtual/physical network... 

have you asked the seller if they’re willing to carry the rest?

They told me if you don't have someone in the deal with a net worth that is 1x or 2x the size of the deal they might not want to work with you under normal terms but will happily write a hard money loan at 7.X - 10% All these people that do a 75LTV loan from a local bank where they put down 10-15% the seller carries 10-15 is not a thing in major California markets.

Best case scenario is to obtain owner-carry deals right up front.