We follow the same method. 

Also, seller financing intrigues me as a good low cost acquirement method, however it seems like it may be hard to come by in this area.

I look up the houses on the assessor to see how long they have owned it or if it was something they inhareted/transfered from a trust. this way im only offering on houses that are likely owned outright so there is no minimum amount they must get in order to pay off a mortgage.This method/theory requires a high amount of offers going out to see any success. 

I don't know if this method is ideal for flipping on a budget, but in my mind it improves the look by leaps and bounds.

As to structuring the deal, begin with settlements required and work backwards for the most efficient method. :)

Close with the established methods in your state.

Real estate and real estate investing will be my career because they combine some of my interests: focused hard work, monetary compensation related to my efforts, continuous learning, adaptation, and social interactions.

So find a way to get rental income: finish the basement or garage into a MIL or maybe even build a backyard cottage if the rental income vs. construction cost pencils out or as a method of last resort...move back in with the parents. 

However, I am amazed how many I meet that know nothing about different financing methods, how to determine true cash flow, cap rates, and some are terrible salesman/women.

another method is again to use an assignment of contract signed and completed at closing, paid out by the title company.