Have you done any deals lending in the Ohio or Pennsylvania markets?  

I think you can find a good deal and win in every market.

During that year we had 2 offers yet they backed out of the deal at the end.

A 3.25% rate would be something I hold onto for deal life LOL :) However, it may make sense for you to do a cash out refi (depending on how much equity you have + how much forced value you have in the property too). 

However, the biggest challenge is dealing with well and septic systems, which can cost $15K - $75K to fix.

Plus do you have the time (and knowledge) to deal with rentals? 

and I will not just rely on 'the apps' - paying the title company as needed for a title report of course before proceeding with deals.

Best,Jayson TuliaoThat's a great credit score but pretty much all lenders and loans will require some of your money in the deal.

This approach can be a powerful tool in your real estate investing toolkit, offering opportunities to maximize returns while creating mutually beneficial deals for both you and the seller.Some books I recommend are:"Investing in Real Estate with Lease Options and Subject-to Deals" by Wendy Patton"Seller Financing and Real Estate Notes in the Dodd-Frank Era" by Dawn Rickabaugh"The Book on Investing in Real Estate with No (and Low) Money Down" by Brandon Turner and David Greene

Right now, borrowing costs are higher than they've been in 30 years, so it's OK to wait a bit to make a purchase (ie. it may be hard to find a good deal today).