He moved to FL, and closed the franchise, so now I am back to traditional methods.  

Now, if you can get the interest lower, which in turn would increase the CF, then even better, but if it's a choice between higher interest and higher CF, the choice is 100% of the time the same...higher CF.

Hi BP fam,I am diving into areas of property leads outside of the traditional route.

FHA or a 3% down conventional loan would be a good choice. 

Unless you have a deal in the works, need cash fast, have other debts, or have fears about the market a conventional cash-out ReFi is the optimal choice.

You have made the choice, now it is about finding your investment method.

I work with a lot of investors and they tend to gravitate to some local guys, but the choice is yours of course.  

FYI its a traditional brokerage account. 

I could go the traditional bank route currently, but if seller financing allows me to get in for less cash, then I have more options for another rental and/or cash repairs if needed.

I agree with your choice, especially with foundation issues.You could also just take your time with renovations, little by little on your own free time.