You didn't mention whether the property is single family or multi-family. 

In both investment adventures, there are pros and cons, but not really knowing where to start, I was hoping to get some advice or find someone local in the area to meet up with and get more information.My husband and I currently own 3 rental properties – a row home in Baltimore City, MD a single-family home in Baltimore County, MD and a condo in Ashburn, VA.

We can also access every single deal on the market, as well as see what properties are currently renting for, have rented for, extra notes on properties only available to Realtors, etc.I have a handful of properties currently available that will cash flow with as little as 5-10% down.

I bet the guy who invested in CA 5 years ago is doing way better than the guy who invested elsewhere 5 years ago - even if h produced more "cash flow" at first.

My best bet might be to write the contract and assign it to someone.

Hello,I have a new tenant (single mother) moved in last month 9/1/16 paid 1st month rent and SD.

If you're not familiar with the area we have a designated Sueprfund that encompasses over 1900 homes in Pueblo that literally right now not a single bank will touch so I doubt hard money lenders will touch either.

Sometimes agreeing to a higher purchase price, with seller paying you after closing (most banks won't allow this)Seller financingHonestly the personal loan is probably your best bet, are you flipping this deal to an investor?  

You cannot base your entire REI based on a single bad experience with ONE property alone

Instead, because of our portfolio of single family homes, its difficult to find institutional money for less than 6% at 70% LTV.