Any advice on how to get the process started would be appreciated. 

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?

I have lowered the price significantly this year. 

Alternatively, DSCR loans offer long-term financing with lower rates, but they come with more complex requirements.

Here once you start passing $1500 in rent your pool is getting pretty shallow. 

Compared to other services that might offer lower-quality leads or require higher upfront costs/paywalls, Prime Tracers also give you free lead credits on sign up so you can actually see the results before you commit to a purchase.

Even in a lower priced investment property, like a small SFR, what does the investor without a contingency fund do when say the ac or a furnace need replacement?  

I realize that commercial investing is more in-line with my goals, so I have wiped my slate clean and ready to start over from the beginning.

It's the safest way to start and it's a guaranteed profit when you get the right deal!

When you start raising money, the kinds of investors you're going to get are individuals who want to make a better return than the stock market.