Land in desirable areas near city centers is not plentiful.  

Class B properties tend to generate a higher return than class A properties.Class C properties - Class C properties are generally older and are located in less desirable locations.

That time is doneI'm a Veteran and failure has never been an option, so I have no desire to start now.  

I will try to be more diligent in posting here and also maybe we could get together for coffee some day soon.Duke 970-218-2296 I can see how higher end homes would be desirable to investors given the tight market.

Hire a local broker for Intel.Seller financing is not for bad credit borrowers.Look into a lease and ROFR instead of lease and option.Buy and hold investors want desirable areas and responsible long term tenants.  

Because the 10 loan limit won't affect you, there is no reason to structure the business the way you described (two LLCs with 81/19 ownership) based on financing consideration (liability considerations may make it desirable however).  

And I cannot see getting the lot in a desirable location and new building for that price; yet I can could buy existing and rehab for that and less.

I specked the property price and desired rent.

@Marcin Moscickicongrats on your desire to achieve financial freedom, or FI (Financial Independence, I think that one is from Dave Ramsey:)  Glad to meet you.  

Most sellers do not want to do seller financing because they take the risk of non-payment and having to foreclose, which is a lot of work most sellers don't want to deal with, so there are considerably less of them.And most seller financing deals in my market are usually just plain bad deals, because 99% of buyers have conventional financing or cash, which is WAY more desirable to a seller.