Your LOC at 4% over 10 year am. period is $101/mo payment. 3.

You could do a full MTR during the period you're gone, but for me the best and easiest way to go would be to just rent the other rooms in the house as a LTR. 

Here is some key information:Property recently hit the market and has 2 cash offers alreadyThe seller provided a pre-inspection report, which I shared with 2 different lenders, both think it may fail conventional financing due to potential structural and electrical issues (realtor thinks it could pass conventional)Seller has 100% equity but is behind on other payments (not sure of the urgency money is needed)This is my first attempt at an “investment” property so I’m new to thisI see 3 optionsMove forward with an offer using conventional loan pre-qualification-Not as attractive of an offer to the seller-Possibility that appraiser calls out structural/electrical issues that need to be fixed before closing, effectively causing financing to fail- Best terms and fewest loan fees for meUse a rehab style loan such as ChoiceRenovation-Even less attractive than a conventional offer to seller, but less risk of failed financing if appraiser calls out issues-Slightly worse fees and interest rates compared to conventional-Lenders tell me possibly up to 60-90 days closing in some cases, with red-tape for contractor requirements and draw schedules (sounds like the most hoops to jump through during rehab)Use a hard money lender-Most attractive loan option I can give to seller so I can compete-Much higher fees and interest rate for me-need to refinance into a conventional at the end of rehab (not familiar with seasoning periods but I think this is a factor as well)Which option would you do?

I guess my biggest concern being new is what angle/s can I use to convince a  potential client who doesn't  know me to use me.  

They accepted rent for a time period they knew would not entitle them to the funds.

I'd consider renting for a period of time and identify a particular area you'd like to eventually buy.

I have also utilized owner financing for longer periods of time, including personal residence and 2 barrier island houses on the coast of Florida.  

@Arun Philipnot sure if i understand your question.if you don't have any cash, period, you shouldn't be buying any more properties. 

I never made more money than that time period.

You absolutely want to be concerned with this.I would just argue what you're concerning yourself with today may be totally different in that 10-20 year period.