You can diversify between several notes to minimize the risk of any one not performing.

Minimizes risk....

This is how I did the first house which needed extensive renovations and took me a year to complete.The second rental house I just purchased using my HELOC needed minimal work and I was able to do all the repairs and I have a signed lease and the tenant is moving in 30 days after I purchased the house.

If you could somehow negotiate both sides paying all closing costs, yours would be minimal.

The property is fully rented and I am getting a 35% ROI.So, my question for all the BPers out there, especially the ones who purchased properties with minimal to no knowledge like myself, knowing what you know now, would you have made the decision to purchase your first property?

I am not sure if Google will have another campus ro continue to build where they are at.IIRC, there were 4 states that had minimal impact on the last recession - TX, OK, LA, and NM.  

The places I've purchased only have required minor work so contractor cost was minimal.  

You could do that with minimal, possibly no rehab $'s.  

I think you need to avoid placing the signs in the "right of way," as opposed to private property (possibly minimally maintained) that happens to be near a street.

What are some creative acquisition strategies that I can use to keep the conversation going and stay minimal out of pocket?