I'm working on paying down my credit card and installment loan debt first, then I'm jumping straight into my first investment property as soon as my debt:income ratio is in shape.

I have bought rentals from builders, other investors, HUD foreclosures, straight MLS, PM leads, internet searches, turnkey providers, and so much more. 

You can buy with a lease option (I've never bought with an L/O, you don't have much control, but would if the deal was right), subject to (read up on them, I've done many, but they need to be done right), straight up owner finance if its paid for (I've gotten great terms with those), or a wrap mortgage if there's a mortgage (too complicated to explain to most sellers).The main thing is that a) there are LOTS of ways to put a deal together.

We signed the contract, found a buyer, and did a double closing 3 weeks later.I just don't want you to limit yourself to straight wholesales.

It's very straight forward.

They are responsive and their DOI (Direction of Investment) forms / process is fairly straight forward.

Apartment leases are pretty straight forward and many times standard forms available from your local landlords association are used.

You need to get all the information and facts straight about what you are trying to do.

I have a porter cable pancake compressor same age and usage that has been great along with porter cable finish guns (straight nailer, angle, brad and finish staple).

You can use a MUCH smaller downpayment (3.5% vs the 20-25% you would need for a straight investment loan)