I've done my analysis and found a deal that I really like, that has seller financing that balloons in approx 2 years.....cash flow is pretty attractive, but the down payment is around $300k, and I was looking to put d...

So if I were in your shoes I would want to be really confident in the exit strategy. 1) confirm rent estimates 2) confirm ARV and the demand in that area to buy a house like that in the price range 3) are there banks willing to refinance at the LTV you want with the seasoning period you have. 40k for a house of that size that needs that work would be the cost of materials alone where we live in WI, so verify your estimates.

They also have my auto insurance, and I took out an umbrella policy with them as well.

If the intent is to flip it, there are two ways people buy houses 1. with borrowed money 2. with their own cash.

I want to buy a 300k property and i have over 300k cash and a company with 7 figures revenue, but cant get a loan anywhere near FHA rates. 

I have 3 ( 1 condo +2 townhome) rental and one primary home (single family ) all in San Diego and for my rental portfolio of buying with my own money i am done.

As an investor, your primary goal is probably to buy at the lowest price (you make your money when you buy at below market value), fix it up, and either hold or sell/flip.The seller might realize they "don't know what they don't know"....in general, investors sometimes come across as "transactional" (they ran the numbers, and just want a yes or no from the seller). 

I wouldn't buy anything that's more than 15 minutes from the Chimney Rock strip or otherwise the public beach.

Would appreciate anyone's experience with buying Lien Certificates and Deeds.

Quote from @Kendall Jackson: I’m trying to get started in real estate to provide additional income for flight school and eventually buy a home in San Diego.