It's in a really desirable neighborhood and I figure the ARV is around $180,000.

Hire a RMLO or Mortgage Broker to be able to look through a credit application and a mortgage applicationLook at debt to earnings ratio or DTI, look at credit, look at length of employment, look at length the residency in the area,You need to sell to the tenant buyer the neighborhood and for them to want what the house offers the family,  to be able to step into that opportunity to get out of that apartment or rental property. 

But does earn me about 10% cash on cash returns.

Right now I’m interested in buy and hold, I don’t have the desire to rehab and sale, yet. :) So I will see what happens.Thanks

My last car was $17k (paid in cash), and I earn 5x your salary.  

I had planned to get a job after I had the rental houses acquired and earning income. 

That being the case, the note holder can call the loan due and foreclose if they desire.

In the financing aspect of the software, I show them earning 3% compounded monthly, paying interest only, monthly for 5 years.I also plan to structure a hybrid debt/equity partnership.

Brand new to real estate, but extremely hopeful to find the future I desire. 

I have always made the rent versus sell decision based on what the profits would earn me.