If you do qualify for conventional but just thinking seller financing is your golden ticket, I would say work with an agent who specializes in investors.

You can use an attorney or title company for these.I can Quit Claim you a deed to the Golden Gate Bridge.

The seminar presenters make the audience feel like they are missing something and that the investor may never find it on their own within the next 50 years without the special golden key. 

@Joe Villeneuve have you looked into this "golden goose" of a company @Kevin H. is talking up?

People need to STOP thinking REI is some golden ticket to just buying an E-Z paycheck, that's a get-rich-fast scheme.     

If an investor with money can find these guys (and they are out there) it can be a golden opportunity.The basic layout is to split the net profits at the end 50/50, and to provide the GC with a stipend of some sort for his own time during the project....even $1000 per week might be enough depending on the GC.

I know the "golden rule" for Disney vacation rentals is: SFH with a private pool.

The realtor's make it seem like a golden goose. 

., Model home lease backs have been a golden goose for a number of my clients. 

I'm looking for a multi-family with 2-4 unit in the North Miami and Golden glades area.