That said, I completely understand your concern about deals looking "too good to be true" when you’re putting in 50% down.To avoid this, it’s best to analyze properties as if you were using more traditional financing (20-25% down).

I am at 4 now and hoping to average 2 more per year yet ready to quit my traditional job ASAP.  

I assume the sellers are offering seller financing since obtaining a traditional mortgage or refinancing to one after 7 years for this property is highly unlikely.

The problem we are having is much of our current deal flow is below traditional lending terms (<$75K).

We have an added layer of stress compared to something turnkey in the traditional sense. 

It's not a traditional school building.

Obviously this is California spec building and not the traditional RE stuff I come to this website to read about :)I should not have said same as main house.

If you’re working with a community bank or a traditional lender, these issues may not be as relevant.

@Julie J.My recommendation would be to wait until you can afford a home with traditional financing.

I don't have any apartments in the traditional/complex sense either, and I'm sure that turnover is higher in those.