I was just talking with a few people about seller financing and how great it can be, especially when you start reaching your maximum number of conventional loans. 

Conventional How did you add value to the deal?

Then after you use the PML funds for the purchase and rehab, start your refi process and MAKE SURE you are asking for a RATE & TERM REFI, not a cash our refi or they'll request it to be seasoned.On a Rate and Term refi assuming conventional mortgage, Fannie and Freddie guidelines will also allow you up to $2,000 or 2% (whichever is less) as "cash back" which is really just built into the loan. 

Decreased inventory is a huge factor also. 

- partner with someone with money- partner with someone who can get loans- find a seller willing to do something non-conventional (seller finance, subject-to, etc.)

Seems like inventory is really not there right now.

I will be using conventional financing to purchase the properties.

For my Fix-n-Flips I usually do private money (hard money) or conventional rehab loans (the application and approval process is tedious but they have better interest rates and fees). 

For instance my BAH at a O3 is just about 1400 w/ dependents.I did this very thing in Colorado Springs when I was stationed at Carson (I am currently in the process of refi'ing this property into a conventional mortgage). 

So I’m paying off school debt and saving money for a conventional loan vs or may do a heloc.