I used Exam Smart to study before my test also.Hope that helps.

Your sales background might help if you go into wholesaling and want to cold call annoyed people all day, but otherwise smart investing isn't really much about sales, its analytical and requires a tough skin and a sort of hunter's mindset. 

Seller financing makes a much better choice.

Then your choices will be to find alternate lending sources as you've mentioned or finding properties in the range your lenders say.

Glad to hear you're making major progress and getting closer to getting it rented out with tenants of your choice. 

Usually it's a choice between househacking here or living here and investing out-of-state.I'm a big proponent of househacking in California because we experience really powerful appreciation here.

A private money lender seems like the best choice, however, have any of you gotten a loan without previous real estate deals?

Even the renovations he does do (seldom) are not only of poor quality, but of poor choice and taste  (our buildings are beige with BLACK accents, AND SO ARE THE KITCHENS).  

@Heather Colley Declaration Title,Memorial is my #1 choice

The people are mostly smart, civil and friendly (including my Toledo-born wife).