(I don't want him to put a lien on the home or break-in himself and mess things up)Any other recommendations you may have.

Two different animals really and I don't see creative financing is typically a reality with either option.Typically for tax liens and deeds you will need cash to be a player and cash that you can tie up for 1 year or two at minimum.   

The basic fees on a loan make up too high a percentage on low priced loans which classifies them as predatory.

My current issue though is that my mortgage and insurance have gone up to where it no longer seems like it would be valuable as a rental.

That said, I'm unfamiliar with the market and would love to meet with other investors who are finding some success (and mishaps) to help refine my game plan.If there are any REI meets ups please let me know!

So much demand from out of state investors drive the prices up for 2-4 units.

Growing up I helped my dad renovate flips and manage a commercial property.

The first series was set up in October 2018 and my bank, First Commercial Bank here in TX was willing to provide the loan and set up an account even though they were hesitant about it.

If sellers don't pay you can negotiate, at the end of the day they want to sell and won't let a few % mess it up

I can’t speak much about other markets, but as someone who started off in Columbus, and grew up in Cleveland, i would say that the Ohio market in general is a very beginner friendly state for investors.