And, because many folks who invest in rentals have fairly good income (which is what produces the money they're investing) many rental investors get caught by this limitation.  

Also, what are some ways to produce leads that you found effective?

If you can put down 10k, consider a dIfferent loan product.3.

So what do you guys think, I don't want to be carrying another property for 30 years with an FHA and private money rehab, but would offering the finished product as lease option be an attractive exit to any of you guys?

@Robert ShockleyWelcome to the site.This site has been a great revenue source for my business.If you stick with a marketing plan and have a quality product to offer money can be made here,What is it that you have to offer the members of the community?

I like to use smaller bushes, shrubs, or flowers in the front so that potential buyers can see more of my finished product on the first pass by.

A friend of mine who is quite a few years my senior and in his 60's signed up a year or so ago and loves it for managing his rentals.I am not a paid representative of the company - simply like the product that much. 

Would your $150,000 produce better returns if employed in some different endeavor.

I can see justifying spending a couple thousand to set up proper business entity just so that it will for sure separate my personal liability vs my income cashflow producing business liability.  

There are a lot of gotcha's with this type of product.