Thought about if I did scale to say 100-200 doors that I would hire another company to audit the current PM on how they're handling my properties. 

As Vince said it is a quick guideline and won't work in most places with current interest rates and house prices. 

As for numbers, I currently owe $86,151 on the mortgage, and on Zillow it is listed at $143,600 but the numbers seem to be inflated on that site.  

I think the current zoning and your proposed use as it is zoned should help. 

One property I eventually bought listed at 400K, but wasn't worth that much in it's current condition I offered 300K and it sat for 2 months before they sold it to me.

@Caleb Brown -Thank you--the place was purchased early last year by current owner and completely renovated. 

Me and my girlfriend are currently saving to purchase a home within the next year or so to start house hacking, my concern is how signing the lease option to purchase contract will affect our eligibility for first time home buyer programs? 

If I were to do a traditional VA loan, the loan would be close to 7%.Below are what I understand to be the numbers so far:Seller purchased the property in DEC 2022 for $1.13M (owned for 2yrs)Current estimates are Zillow= $1.26M/  Redfin=$1.323MOur agreed purchase price is $1.25MSeller financing would be $120k @ 8% for 3yrs.No commission cost.Small percentage of fees/ costs in the tune of 1.5% of loan amount.Let me know what you think and if you need any additional info.

The single biggest issue in my way currently is obtaining enough cash, whether it be my own, or through partnerships or family/friend-based lending (which I am very hesitant about to begin with as this could potentially strain relationships unnecessarily when money is involved).

I am a licensed realtor based in Atlanta, Georgia, and I am currently working on obtaining my mortgage origination license.