We can use end buyers funds to fund the transaction, as long as it's not a short sale and the end buyer is using cash or hard money.

And that banks have a seasoning period? 

Some will lend on that after a short seasoning period, say rehab the property and get a tenant in it.

With 5 mortgage payments, PLUS rental, we would be able to achieve full ownership of the property in a (relatively) short time span.

A short cut of sorts, that EVERYONE can take advantage of.

Short of "foot knocking" and "driving for dollars" I cannot think about manny other ways to find what you are looking for.

How does using ONLY operating expenses for one year period determine a return on your investment? 

If they commit to signing the Lease Agreement within a specified period (usually 30 days max), I convert this "Holding Deposit" to the Security Deposit (fully refundable, minus items above normal wear/tear).

Short term, I am looking to get my feet wet, I want to learn as much as I can about rental properties, flipping, and buy and hold to gain enough information to be comfortable with my first deal.Long term, I hope to acquire enough rental property to produce enough passive income that would allow me to spend more time with my wife and newborn baby girl.I would like to thank everyone in advance for your knowledge and time in working with me.

Also on podcast #174 they interview @Dave Short.