When scouting for properties, explore areas on the west side as well as some parts of the east for potential opportunities.

Instead of seeking flaws, why not explore the benefits?

@Paige Gardner it depends on the person. hml are my last resource, it's a option for sure. 75% too high for me. that's the game for them, that's how they make its money. don't take it off the table but definitely explore ur options. 

I'm involved in too many things, but that's what happens when you have a family and kids to support.

We have adult kids.

Alternatively, I could explore hard money lenders.

Here are a few avenues folks often explore in times like this:You are already on this path - Owner Financing: It's great that the seller is willing to finance a portion of the deal.

(They should teach kids things like this in all schools--but they don't.)https://www.youtube.com/watch?

Note to readers: If you have to get your kid to show you how to buy the Turbo Tax software, download from Amazon, and register and update it - don't do it.

I got started in RE in my late 30’s with 3 kids.