Take a good look at your budget and explore different financing options, such as traditional loans, FHA loans, VA loans, and private financing.

If that's the case I'd pull a HELOC or raise private capital (cheaper).

That might be good for your company, but not great for the owner or for agents who you want referral business from.I want to know that you will take golden care of my clients property. 

Ideally you would look for something with a detached garage or walk out basement where you can give your guests their own private entrance, parking and a small outdoor space.

Contractor management is one of the most challenging parts of the business.

In the under-served areas, would you recommend going with a private pay tenant or section 8 and why?

Not necessary, but easy/cheap enough to do and helps me think of the business as more separate.

I’ve done a good amount of business there.

You can look up cash buyers on propwire free, and reach out to the LLC owners by looking them up, or call the agent and ask them.Another option would be to find some private money lenders, and get them to go down on a hard money loan with you, unless you can get all the capital from one person alone (this is very difficult because most people won't loan that much to someone new to real estate). 

Business does not mix and the outcome can be emotionally devastating.