I would put 15% down on a single family purchase and flip a property in a desired market with a target on the move up buyer. 

Here is what I use:"buyer is a licensed agent, purchasing under market value, and with a profit motive."

That 5K could be eaten up quickly by repairs that were not visible up front, and then there is still the fact that there will be closing costs too that will consume that 5K (even flat fee listing on the resale with a 2.5% commission to buyer's agent will take more than 3K alone).Maybe this can work as a "subject to", but that is another topic - and it might not be a good candidate for that approach because you still have that big rehab number.

Most buyers say “I don’t want to get into a bidding war” when you inform them that it’s a multiple offer situation.

I have seen a bank bidding against a buyer on a mortgage foreclosure, seen the buyer go over the bank's max bid, and then seen the bank acting as the plaintiff stop the sale and request to postpone the sale to another date, voiding the bidding up to that point and returning the property to its opening bid the next time it's exposed for sale, with the bank as plaintiff paying the postponement and advertising fees.This happens when a bank owns first and second mortgages on a property, and it's the first mortgage that has forced the foreclosure sale, and the judgment for the first mortgage was a pittance while the second mortgage is for serious money.

Lastly, and more complicated, would be to go build yourself a webpage, and start collecting names and email addresses, so that you can send out your deals via email to those buyers. 

I think I understand the benefits to the buyer/investor when it comes to using seller financing on a deal.

If you are doing the agent thing correctly, you should be talking to at least 30 or more folks per day, previewing 6 to 10 houses, working with buyers, your sellers, other agents, mortgage brokers and appraisers.  

It might go higer in price, but hig metros have the advantage of higher and bigger buyer pools both primary residence and investment.

They then told the buyer they could not insure because I had "Bad Title".