You may consider looking for seller's that will consider seller financing that may not require as large a downpayment. 

Right now I have a very demanding 9-5 and don’t see running an Airbnb as an option right now.

Upon looking for a home to invest in, we noticed the seller only allows us to see the property if an offer is made.

I still plan on helping buyers and sellers purchase as well.

Our market is definitely a seller’s market at the moment but that may change soon.

If a  title claim arises later (e.g. a long forgotten relative of the seller shows up, or a lawsuit on the whole subdivision because of the wrongful foreclosure on the land before got sold to the developer that built the house 20 years ago) you'll have no title insurance.So, @Matthew McNeil the question you want to ask your title company is "what happens to the title insurance when you transfer property with a quit claim deed"?

How would most sellers react to a 3-4% interest rate?

The agent listed on the sign represents the Seller, which means they can't provide full service to you as a buyer.

Sellers still want fairly top dollar.  

So I made an offer on a property that will ultimately be a STR and the sellers countered with a higher ask but bond for deed amortized over 30 w/a 5 year balloon.