I believe right now is an amazing time to get into real estate as there's deep concern and even fear in the marketplace which is just when you want to come in.

Too many landlords do NOT screen S8 applicants, or even require security deposits from them, because they think S8 tenants are problem-free.

And so on.A single short sale (in this particular scenario) simply puts a band-aid on a severed foot.

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

I've managed multi family units and I owed my own single family rentals.

However, another option is to call a few local credit unions and banks and see what options they have, they might just require you use them for your operating account and some might even require some deposit minimum too.

Can I find a lender that can just use those numbers without using my business to buy an investment rental single home property?

You will learn things you could never have expected, and 90% of tenants are happy and willing to discuss, and maybe even show you some things that will help you out later. 

We do monthly maintenance on every single piece of equipment every month- whether it needs it or not. 

But even that is a PIA.