SBA wit some seller carryback.

Personally, I do not have much experience, but growing up I have witnessed my mother purchase a few rental properties in New York.

I think the best thing to do is both 1) Get a real estate attorney and 2) get an expert in the mechanical disclosure that's a fault to serve you as an expert witness. 

Thanks @Mark W. , It was Shepard Maxwell and Hail but bought out by Tompkins a few years ago.  

This is a passion for me and I am at my wits end trying to do it on my own.

Some neighborhoods in Boston like Savin Hill or Dudley square are also witnessing a major gentrification.Best of luck and let me know if I can help answering any questions.

Also note that overlays exist, to wit note that the Fannie Mae forms don't even include anything about a two year average, and specifically mention only "12 months" AND "borrower's most recent year [not yearS] of federal income tax returns" AND there is even a section for "property acquired during or subsequent to the most recent fax filing year," meaning Fannie Mae will actually go for counting rent BEFORE it's even on tax returns!

A visit to witness the operation is an excellent idea.

Sure I could be tough and nail them with $50 late fees every time, but I would rather build a good relationship with them and keep them for many years by working wit them.  

Will do Ryan, I planned on that as a witness anyway, Ill let you all know how it goes.I also know Mahoneys in Columbus and Omaha.