Tons of SFH with potential separate spaces.

Then some time on understanding risk and how to manage potential downside vs expected upside.

They will likely already know who is in the area, who wants to be in the area, and what other projects are in the works and further along than yours which may remove potential tenants from the conversation.

In the past I have asked for a higher deposit but I just dont want to deal with any potential non payment issues nor evictions. 

Turnover costs money and could potentially be your biggest expense as a landlord.

But sellers typically prefer not to retain the buyer's contact information to facilitate a clean transition to the next transaction and avoid potential financial entanglements, It's essential for buyers to recognize that the original owner could reclaim ownership if the property was purchased from a title sale auction, with specific state regulations, such as a 2-year reclamation period in New York, Despite these factors, owner financing can benefit buyers by fostering a sense of connection with the seller.

Off-market deals can sometimes offer unique opportunities and less competition, allowing you to potentially find properties at better prices or with favorable terms.On the other hand, for the Dayton and Cleveland areas, you may find that there are great deals available primarily through on-market channels. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

I currently live in DC but am actively looking to purchase a single-family house in northern Virginia as a primary residence that can potentially be used for house hacking and/or a live-in flip.

There are a lot of potential benefits independent of asset protection when owned through an LLC as well.