High purchase price also severely limits your exit strategy if you need to sell within the first years.I've bought TK myself, and some have worked out fine, but some have had evictions and big turnover expenses.

I'm also limiting myself on area because I want to invest close to home as I plan to manage the properties myself until I get a big enough portfolio or get big enough properties to outsource the management. 

To generate income outside of the retirement account, you'll need to invest your own (non-retirement) funds, possibly using financing and/or partnering with others to get started if funds are limited.

I was under the assumption that the seller financed homes would not count against the 10 home limit for Fannie/Freddie loans.

I was under the assumption that the seller financed homes would not count against the 10 home limit for Fannie/Freddie loans.

With limited time I only work for people Im 100% confident Im closing a deal with.

I understand there are now some pretty severe restrictions on doing it outside the Charlottesville city limits

There is no set limit. 

Ask for the cost difference on the added liability coverage - generally it is not that much to increase this limit. 

Of course it does depend on the Rehab costs staying within limits.