That beaing said you should focus on buying a 2-4 unit Multifamily the more doors the more cash flow. 

all materials, all labor costs to others, Not you, utilities, interest payments, permits, licenses, auto/truck expenses, tools needed are all deductable. 

Sellers tend to like to finance because it gives them control over when, and how much capital gains flow in and when and how much the balloon payment will be.

I’ve done some research and have found that some banks will allow the seller finance portion from the seller to go towards the down payment of the loan, is that true?

I personally love the Cleveland market for its cash flow.

Yes, my banks require a 1.2 DSCR debt service coverage ratio, meaning they want to see rent 20% higher than the mortgage payment.

In one of my markets I invest in I could buy a house cash for $200,000.

My plan is to mainly focus on cash flowing properties that make the 2% rule. 

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Be aware if their payment is clearly labeled "for rent only" or similar, and in that case, only apply it to rent.