This way the seller is still on title technically, but by way of the operating agreement we have the ability, to rent/rehab etc.Any input would be appreciated!

You can require they have an income and the ability to pay.

Sure it's filled with advertising, pornography, games, and scams - but it is also the greatest gathering of minds and mental ability and thought process ever assembled.  

I loved the solo401k ability to take a loan.

Most just don't have creativity or ability to see the risk really isn't much at all.

That is so cool as having the ability to get out of the 9-5 is a 5 year goal of mine.

If a realtor isn't accomplishing this for you to the the best of his abilities, then he should see it coming anyways.

If you wait until next year to buy a property due to income constraints, the lending criteria may change, interest rates rise, market may change (likely) and any number of factors that could stand between your ability to find the money you seek to buy another investment property.

While I still like the idea of starting my own business, I have realized real estate investing is more in line with my abilities and background (my dad is a real estate developer and I did most of the rehab on our current home).

Moreover, I have received my California Real Estate license, so I would be offering the ability to sell the house when it is ready to go onto the market.