From what I've read, people are only using hard money lenders for the full sale price of units. 

Account ClosedA Solo 401k may be a good option for your retirement funds if you are self-employed with no full time employees.

I'm a single mother of two currently completing my Business degree and working full time.

I currently work full-time in aerospace manufacturing in southern California, and am looking to get into the market with up to $100K to invest. 

Are you full time in RE?

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

Are you thinking of investing full time or part time ?

Here is what it says:"Upon any failure of Resident to occupy the Premises for the full term of a fixed term tenancy, for any reason other than as provided in ORS 90.453(2), 90.472 or 90.475, Owner/Agent may charge Resident either:---A)all of the following: i) all rent, unpaid fees and other non-rent charges accrued prior to the date that Owner/Agent knew or reasonably should have known of the abandonment or relinquishment of the Premises; ii) all damages relating to the condition of the Premises; iii) an early termination fee in an amount not to exceed one and one-half month's stated rent and which is due on the earlier of the date Resident gives notice to vacate or the date the Premises is vacated; iv) interest on the above amounts at the statutory rate from the date each was due, and v) all other amounts due at the times specified in this Rental Agreement; or prospective buyers or B) all actual damages resulting from the early termination, including but not limited to: i) repayment of concessions; all rent through the earlier date the Premises is re-rented and the lease termination date; ii) advertising and administrative costs to re-rent the Premises; iii) concessions given to re-rent the Premises; iv) the difference in rent if a lower rental rate is received from a replacement resident during the remaining term of the original Rental Agreement; v) damages related to the condition of the Premises, and iv) interest on all amounts at the statutory rate.

What will it produce at full occupancy? 

Go to a lender and tell them that you want to get a TBD approval, which should result in a full underwritten approval that leaves the only contingency the value of the collateral (house being appraised).