Low inventory, higher rates and a LOT more investor competition have made it quite a bit harder.

Low cost + high rent/value ratio.My market of Middle TN doesn't have any livable property for that price and the 1% rule isn't very realistic. 

In this type of situation, they want low interest rate with low down payment also.

Well this is going to be more mandated by your investor base than anything a mentor can help you with (i.e. there are groups raising money targeting low double digit returns, with limited cash flow, and other groups that need to show mid-20s to get investor interest).Lastly, if you are looking at a mentorship: really hammer on HOW they will help you be successful. 

I think there's a pretty low bar for competency in the management business because it's not glamorous and can be a grind.

Happy New Year, everyone!
Getting right to the purpose of my post, with all the relevant context: I’m 52 and living near Seattle. I have a good FT job in education administration, but I want to retire asap, focusing ...

Meanwhile, the sellers who are most likely to offer creative financing are normally the owners of  real estate that have issues.....condition.....low barrier/over supply market......or perhaps pricing issue, and one of these factors is why its not marketable in a arms length transaction and why creative financing would be accepted.

Everyone has been spoiled by the last 10+ years of low property values with high rents and low interest rates.- Just ask any investor doing deals prior to 2008 Real Estate Crash!

You might want to check out the Detroit Land Bank Authority, which sells rundown properties at super low prices—as long as you commit to renovating them.

It looks like you are right to be concerned about the low season as occupancy drops below 50% for most of the year