You may also be able to invest in vacation rentals and convert a traditional SFR into an Airbnb type propert.

Traditional reading puts me to sleep when I do too much of it all at once. 

There aren't many traditional real estate brokers working in the area.  

There are mortgage people here on BP that specialize in dealing with loans like this.The only reason I ask is because I am sure you know that the fees and interest rate for a personal loan will be a lot less favorable than a traditional mortgage.Are you working with an agent?  

Speaking of pumping the tank even with a traditional or mound system most metropolitan municipalities require that it be pumped every 2 years at a cost of approximately $200-250.

I'm considering folding b/c my husband has an ATL base starting in Nov so he no longer needs to commute to this location for work; AND it seems that our sweet spot niche is souring with a lot of cheaper competition...We did make one house a traditional rental with solid margins but the tenant quality isn't as good versus our niche and it has been a headache.

Traditionally, insurance and taxes are paid via escrow.

Many traditional lenders will require a 2 year seasoning on employment. 

I though 25% was the high end and have been estimating that it would be closer to 15% that I need to come up with for tradition 30 year financing.

It definitely means moving to private money for any new investments now - or hard money, but I don't think I would qualify for traditional financing even with the BRR completed!