@Linda Weygant With this approach, every newly purchased (and mortgaged) property is almost guaranteed to raise your total DTI ratio.Let's say the target max DTI for a conventional mortgage product is 40%.  

I find the hottest zip codes to invest in but I'm not sure how to approach the buyers agent listed.

I am not sure of what approach you took with the tenant....a diplomatic/problem solver tone is always best.Apology. 

Know I'm confused all together about my approach , which leaves me stagnant doing nothing.

If you are buying a C class property, the JV approach is much better than working with a Turnkey provider because their financial interests are aligned perfectly with yours.Rule #2:  Avoid The War ZonesAll lower income neighborhoods are not the same.  

How can I structure a deal that the seller is very motivated but owes $128, arv $150k, and needs $5k to move into assisted living?

I don't know of another place where you can get the basic knowledge of a product that can set you up for life for so little money and time.Five good rental houses, land deals, a small strip mall or countless other real estate transactions can feed a family for generations.At the end of the course, decided if you want to take the test and get your license.

If you go through BP and research how to send a mailer, you will find an unbelievable wealth of information for free.I'm not sure limiting yourself geographically is the best approach at the beginning of your career.  

What is my best approach with the bank?

Notes require up-front capital and are usually approached as a secondary strategy by real-estate investors.