Another piece of advice would be to start building your own personal team if you want to start investing in real estate.

Seller carried a small piece at lower rate and bank came up with the majority of loan.  

I've got a piece of property with a small river/large creek running across the front of it.

He will want to make sure that piece is accounted for appropriately on his end before you jump in with a proposal to acquire these properties over time when you're not just buying them traditionally.

I have found a market where I can pick up single family rental properties that have been rehabbed or updated for 15k-20k a piece.

@Scott Michael,I think you are missing a piece of the puzzle.

@Jesse Fernandez, possibly but theres a couple of pieces of information missing including the amount of depreciation you would be recapturing. 

The first good piece of advice in this thread.

@Steve BabiakGood distinction, Steve. 

Here again, it's normally country banks sitting on a lot of money that they don't need right away.Looks like the common thread here is looking for folks selling that don't need the money, or banks with too much money laying around, they are happy taking a piece of paper from you, i.e. the mortgage note.