Speak with a local Realtor who knows the market, but also is knowledgeable about creative financing options.Good Investing...

They are 100% correct.The downside sometimes to forums is people have a superman complex and get the impression real estate is easy as they think everyone is doing it and just jump in without the knowledge or expertise.

Most important thing is gaining enough knowledge to be able to purchase properties that's going to add value to the next few years of my life and my kids 

A Seller financing agreement possibly may not even contain the DOS depending on if an knowledgeable attorney was involved. 

Many BP members rely on myself and a number of others to use our knowledge, experience and analytical ability and provide our analysis of the programs being offered on this site.  

Engaging with seasoned investors and participating in discussions will expand your knowledge quickly.

That would provide you with both knowledge to help you run numbers but also provide you with a funnel network that can bring deals to you once you are ready to move on an actual property to invest in. 

Get knowledge, follow experienced people, and leverage wisely.My Take:If you have two houses, excellent credit, and motivation to build wealth, you can learn to manage your money responsibly.Use HELOC, credit cards, and business credit funding to leverage your cash and buy properties faster.

I have knowledge of those states.

The real property investment can be repositioned if it proves disappointing in its original form; it can be refinanced or recapitalized if it has too much or too e pensive debt; inflation over time bales out many bad purchases, and finally the investors knowledge, experience and abilities can be leveraged to turn around a cash flow negative property.I’ll provide an exampleThree years ago we purchased a note from a bank secured by two auto repair facilities with a large amount of excess land.