If you are buying to live in, you could also do FHA with a cosigner.

Buy-in is often more conducive than other more saturated markets and there's such a wide variety of options to choose from. 

I actually got caught up in the creative finance bubble of trying to lock up properties way over their value just because it had creative terms not realizing that if you were to buy a property at 120% of its value you will never be able to refi or sell without paying out of pocket.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

My goal is to buy one rental per year with price between 150k-250k for the next ten years (if i get to keep my job). 

I personally like the buy-and-hold strategy and we help clients who share this long-term, wealth building mindset. 

I currently reside in Ohio where I buy SFR rentals and do a couple flips a year.

So, I kept going back and buying things for my girlfriend until he sold it to me.

This would likely take coordination with a tenant at some point - (ie - plenty of notice to them that they must vacate in order for you to sell the property)Since your current home is free and clear -  you could do a cash out refi or take out a new mortgage on the new house to be able to buy your paren't house and pay off the mortgage.  

Hopefully, you find it helpful and qualifies us to assist you with your goals:)---------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?