Yes, it offers a low barrier to entry and high cash flow!

A few days ago, I told you that your letter of intent or offer is probably based on what kind of person they are.

Credit Unions can be great but you're at the mercy of their individual guidlelines and old school Underwriting "gut checks".We(Lower.com), offer HELOCs on investment properties and 2nd homes, we go off of the "Agency Definition" of a 2nd home which is "occupied for some portion of the year".

Do you have suggestions on where someone new can start their research?

Offering a good company one unit is nothing to them so your options are slim.

As you know labor is the biggest expense and sometimes the owner can float out a lot of the expense on time for the products.A good example of this is a 4 plex that needs complete rehab minus major electrical or plumbing and the bid from the contractor may be $44,000 in labor ( $11,000 per unit )   The contractor may suggest I will take half of the first two years of rent or the equal of same. 

Get a CPA to get that advice.I highly suggest you don't cash out the retirement.

Any advice or suggestions will be greatly appreciated. 

We made our offer on a small home that needs to be rehabbed in a small rural community south of Rochester and it was accepted ($55,000).

At this point in my investing career I'm okay with exerting more effort than I necessarily need to as I'm still learning a lot and right now what I DO have to offer is time.