First, if a seller thinks we will bend backwards to take that ridiculous attitude we will give them the boot faster than she can blink. 

So I wanted to get advice on different routes to possibly move this faster.

@Dustin Peters,Truly self-directed Solo 401k has several advantages over SEP IRA, to name a few:- Reach max contribution faster and potentially contribute more $$$ = more tax deductions- Ability to borrow from 401k via personal loan (not available with an IRA)- If you invest in RE w/leverage 401k is exempt from UBIT on leveraged RE- Custodian is not required = checkbook control and lower cost Here is an in-dept discussion on the topic that you may benefit from:https://www.biggerpockets.com/forums/51/topics/527877-self-directed-solo-401k-for-real-estate-investors-q-and-a

It's also faster.

I also think there will be upside appreciation in years to come with the new 'Fuel Cell Project' that is underway. 

It allows you to build your wealth faster (your wealth is directly tied to the equity you have in the properties and the more you have the more equity have). 

I left my full time job in 2017 to pursue an education to make more money and move along faster in real estate.

For those of you who have experience in smaller towns or lower rents do you recommend staying closer to the city where houses will appreciate faster and rents will be higher but will use up all my savings or go outside the city where houses will be cheaper and I can keep some of my savings but rents will be lower and maybe houses will not appreciate as fast?   

Even better, the item you didn't put on your list grows your income faster than many of the options you have listed. 

Only homes that are offensively overpriced are sitting any length of time.And yet there are still distressed sellers whose homes are in no condition to list, or who need a solution faster than a real estate agent and a buyer who needs a loan can work.