Generally the listing realtor won't show your offer favourably with a vtb.I personally found the best owner financing comes from motivated vendors, in the private market. 

I worked for Zillow Offers.

I’m not offering legal advice so do your diligence. 

Offer to pay for 1 month to store their items at a storage faculty and provide money for a moving truck to get their items to the storage facility. 

The higher the earnest money the stronger the offer.

Make your offer a little lower because of it.

FOLLOW THE K.I.S.S method plan (keep it simple and stupid).Find and hire a real estate agent that understands multiple investment strategiesGet pre-approved - see what options you havebased on your pre approved price - identify an area you want to invest in that you can affordLeverage the agent to : bring you properties, assist in pulling comparables (you should know your comparables of the area you are looking in, this is for a second opinion) review and confirm your estimated rental income, assist you with acquiring the property, and have a list of resources you could use; contractors etc.Looks at properties and make offers that work for YOU.Also,Do not pull your IRA money out, leave it there and let it grow - leverage this to meet your lenders reserve requirements.Buy Multi family to holdBuy single family to fix and flip and produce more income to buy more multi families.

But realize that expenses also rise... property taxes, property insurance, etc will offset higher rents.The shortest answer I can give you (in my opinion) is that it isn't a great time to be jumping in for most newbie investors.  

I had leased to one of the actors who created a service offering especially for movie industry folks and sub leased to the crews working in movie industry.

The City of Findlay also offers property tax incentives for developing vacant land.