A 203k loan is a possibility, however, the rules are such a pain that you may wish you paid the higher rates of hard money. 

I agree with @Rick Baer, if you intend to pay one off and pull it from the pool its a pain, and your lender will not like that, its odd how banks will give you just enough rope to hang your self in the beginning, or when you have little equity, but when you have built up a significant amount of equity, they dont want to give any of it back, have a plan and be strategic, the Bankers are the robbers, and th really dont like it when you are in the drivers seat

In my title experience contracts for deeds have really been pains for buyers I recommend against doing this. 

Personally, I think it has something to do with seeing future gains, and in some respects suffering current pains,I don't nessacarily think its purely to do with real estate investing.

The way I view it is its a pain in the *** to purchase a property, find a good deal, etc... unless all of the money you would make selling the property is reinvested into 2 or 3 more properties I would not sell.

Now the process did take four months (as those who have dealt with Short Sales know the pain) and during that time the renters that were in the house were evicted.  

It was painful, but I finally did it.  

It was down to her and one other girl and we definitely made the right decision because we took the time to get to know her and the same is true whether you’re hiring contractors—you know, sometimes it’s kind of a pain in the butt to go out and meet three different contractors at a job because it’s three different appointments and three different hours out of your schedule, but if you hire the right one up front?

Their process is such a pain to deal with.

Because we took action to buy, hold during a downturn, use the passive income to make our mortgage payments and maintain patience during a chaotic time, now, in 2016, we have an Amazon Distribution Center, a Walmart, McDonalds, Pizza Hut, Burger King, dental offices and an emergency medical clinic within 3 miles of our rentals.