I left my job 2 years ago to help me and sister build a online business.

You have a job that keeps you busy, but you want to start creating wealth through Real Estate.  

I have no w2 job, a lot of toys (need to get a plane), can do what I want, can assist my son to find his way in life (he is leading his 2nd rehab) and if I wanted I have generational wealth (I have given away a lot money the last few years).  

Newbie investors talk about how they are going to get rentals so they can quit their job.

Thinking of offering seller financing deal to him.

No state taxes, high appreciation, Economic and Job growth, Population growth, etc. 

We came in low with our offer, but were willing to skip the inspection (which had already been completed before we offered) and stipulated that we would close in 20 days, which was super valuable to the seller.

Offering a clean and beautiful home to some lucky renters.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

They are all very responsive and they all offer various loan programs.