I'd recommend drastically lowering your expectations as to how responsible the tenants "should" be.

Wholesaling is generally the least expensive point of entry, but is the most work.

Letting him know the situation up front should deter him from returning to the property uninvited and forcing entry.

I am willing to accept a lower dollar return in exchange for a lower equity requirement and lower risk due to maintenance.  

Most sellers are best off listing their home and selling it for more (closer to the price they wanted) than lowering it to sell to an investor or wholesaler.

When you pay of the house off the deed is transferred to youYou could also use a Lease Option, but it's not a good idea to put money into a property you only have an option on.I personally like to go the CFD route here in Ontario because the closing costs are a bit lower.

Double check with your Lender to make sure you can do it.Your reserves are a little lower than I prefer.  

So if you have reliable personal income, cash flow and can lower rent and break even, keep an eye on your property and your tenants, and you keep personal borrowing under control you should be able to do fine with rentals in an area with jobs.

Fannie/Freddie loans will carry a fixed rate, they will have a lower rate, and they will help you qualify for other loans later.Now, if a bank is telling you they can't refinance because of "seasoning", is that because you purchased it with cash?

That's buyer's monthly cost to own the property with owner financing which is lower than their monthly rent. .