In my past life I was a public safety officer (combined police and fire) for a city department in California. 

What if you did a combination?

In some areas the showing apps are used a lot, in other places you just may get a combination code to the lockbox or a special card that is part of your membership to  NAR (the national association of realtors).

We have considerable working income for our age (170k a yr combined so far) so we figure in 5 years we should be able to complete this 3 times over while still being able to cover expenses god forbid there is a lapse in rent.  

Could you tell me about the washer and dryer enclosure .  

Since I'm very picky about deals I'll even fiddle with, I eliminate every lead that is over 50% CLTV (combined loan-to-value of all loans and liens) AS-IS value now. 

Is there any way we can structure this deal using a combination of sub2 and seller financing?

I only hope that you give me a chance to combine with you on construction or real estate.  

should we find the investors first, get their property criteria, and then look for the property that fits that criteria, or do our own evaluations and then find investors that like our selections, or a combination of both?.....

I think it's a combination of all of those things that help.Something you might try is to go to a site like Credit Karma where they have a Credit Score Simulator that will allow you to pick from a variety of possible options (i.e. close an account, open an account, increase or decrease your balances or credit limits, etc) and see how the changes might affect your overall credit score.