So I began to start looking into Schuykill County properties. 

If you haven't, deals will start presenting themselves in the next twelve months.Gino 

You have the fundamentals to start :)

I also wouldn’t even know where or how to start with seller financing, how to come up with the terms, etc.

Also keep in mind, when creating a new AirBNb/Vrbo listing you're starting fresh with reviews and ratings, so it will take some time to grow.

When they start getting legal stuff to fill out exposing all of their dirty laundry, they will freak.

I’m starting to feel analysis paralysis and could use all of the guiding you’re will to share with me!

Those with cash have a lot more choice as cap rates are starting to sloooooowly climb to accommodate the higher interest rates.BTW - There are several ways you can act as a cash investor without having to take a hit on the sales by not replacing mortgages. 

In this case, I would start the process, since they haven't kept any previous promises.

Thank you for your service @Audric Ma VA loans are a wonderful way to get started but you might have to have the two years of W2 under your belt.