I'll add that you should consider house hacking here in Nashville, which is the most tax advantaged way to grow your portfolio.

Each persons ability to take advantage of opportunities and/or incentives will be unique.Overall you want the find the highest and best use of your cash that delivers the fastest return.If applicable to an owner occupant purchase, the best use of funds would be to accomplish getting down payment assistance, utilize a 203k or HomeStyle loan (to force the equity), and to house hack.

 WE  do both  give me a call and I can explain but depends on where the tax advantage is

If you don’t collect rent, they will keep taking advantage of you as long as you let them. 

Once you sign a contract of intent, they give you a portal to select from notes, and you can choose from partial notes, subordinated notes, whole notes, and protected notes.

A few friends of mine were just straight up taken advantage of and ripped off and lost a lot of money even despite the market moving in their favor. 

could be just like a regular deal, but if you're up for pitching, presenting and educating a seller on the tax and other advantages of seller financing, you just might turn it into a seller finance deal.

Anything and everything that you can do to show others (and prove to them) that you have a talent for selecting properties and producing actual results.If you do that, people will take notice. 

Since you'll be owner-occupying, take advantage of low down payment loans like FHA (3.5%), Conventional (5%), VA (0%), or a 203k loan for renovations.

The tenants know you're an amateur and they are taking advantage of that by scaring you.Stop all communication with them.