It sounds like from your post there is a chance the tenants may leave if the rent is raised.  

This sounds way too detailed to be merely hypothetical.But anyhows, to answer the question, I'd have to say BOTH.

It sounds brilliant and obtainable to me because lots of capital is not required Thank You!

Sounds like there are more of us out there than I initially realized. 

It sounds like its a problem that just has to be handled with reserves, whether it be personal funds or money set aside from previously collected rents.

Engage with the seller, get a purchase agreement and the private money lender a basically handle the rest.  

It might sound like a subtle difference, but keep in mind that the property has to appraise for that increased amount that the seller is crediting back to you. 

I don't know that I've ever met a 1st gen African LO, but I've met 1st gen LO Russians, Latinas, Brits... and to the extent that African accents are associated with "Nigerian Prince" schemes, note that the overwhelming majority of LOs doing shady things circa 2004-2007 had accents identical to what you would expect my accent to be based on my profile picture, so you certainly shouldn't assume that I'm not shady based on my accent any more than you should assume someone is shady if they have an accent that sounds African.

But every market is different and it sounds like you have a good lock on the ones you have invested in so far.

How does double digit rate sounds to you?