I am a 27 year old mother to 2 girls a 9 year old and a one year old.

I am a 27 year old mother to 2 girls a 9 year old and a one year old.

A good one, to be sure, but there are others with similar returns and lower bars for entry. 

But obstacles aside buyers come running when its a good deal period. so run the numbers on repairs, possible tenants for the property, Cash on cash returns.

The idea is to use OPM for infinite return and to grow rapidly

Don't put too much effort or money into it because you will kill the rate of return. 

Bank Alternate Stated loans (these lenders are not banks and borrowers do not need to submit tax returns to qualify for these types of loans).

@Jennifer Kobasic I think the deal looks like it will cashflow as you mentioned, but if you're in it for the returns it seems you'll get about 3% cash on cash return with 20% down (assuming you do zero repairs/upgrades) - and probably more like 2 - 2.5% when factoring in closing costs (others correct me if I'm wrong please) - I think most investors look for 7% or more cash ROI though.  

He would own the lien on the building and it's only a two-year commitment with a really good return.

My situation unfortunately disqualifies me for a conventional loan at the moment, as I only have 1 year of work history/tax returns in the US.I was previously employed in the UK, however due to a 1 year gap in employment history (whilst I was going through the immigration process and was legally not allowed to work) my lender has told me they will not be able to complete the loan.This leads me to commercial loans!