Much like other forms of investing with guidance such as the stock market what you buy and how you buy it is an extremely personal decision and one person's great investment can be another person's bad investment depending on the situation and how well you can sleep at night with that investment over a 5 year time frame or more. 

I'm currently not working with any private lender and my bank is going to take longer than the august 6th deadline. currently feeling a little stock, seller will not extend the contract.

@Shawn HolsappleThrilled to hear someone taking the 10x principles to this industry.  

Stocks are out of my control.

The thought was to basically defer their down payment and the excess "principle" we would pocket as the down payment for the first few months until we received the agreed upon amount.  

They too have different grades, ranging from in-stock ready to install (lower end) to quick ship (mid tier) and custom (high end - for HD / lowes of course).

I only look deeper into properties I could afford which is a small percentage.I understand some large companies are putting derivatives from rent on these properties into the stock market and that pension plans buy heavily into them.

Right now I want to for principle. 

My hope is to use about 300K as down payments for rentals (I have the rest diversified in stocks etc).

Real estate interests me because I feel like I've already done all I can (conservatively) with traditional investing (stock market, bonds, etc.) for now and I'd like to pay myself for housing instead of other people while I go to school.