Right now any energy not going towards finding a deal is wasted.

A lot of people in your position would buy a move-in ready house with an FHA loan to minimize their out-of-pocket expenses. 

If they're not flexible in price, you're wasting your time doing anything else except follow-up with the seller. 

When I first walked the home, I saw that the owner had wasted 2 weeks "rehabbing" the home by scrapping the popcorn off of the ceiling, when his focus should have been on pulling up terrible, stained carpets among 50 other things.

@Brian Mackey In the interest of not completely wasting your time I would first see if the owner is even in a position to consider an owner financed offer both in terms of his financial position and his knowledge base of even knowing what owner financing means.

The one-year time period will allow us to minimize the holding costs and, if I understand correctly, avoid the capital gains tax.Thanks in advance!

The long-term goal is to maintain minimal living expenses and increase side-income!

If your goal is 12 doors, I don't know why you're wasting your time with one SFR at a time, @Heather U.

I don't want to waste a realtors time pestering for ARVs and rent estimates!

I am on an income based repayment plan for student loans, and at this point, I would heavily prefer to minimize payments via minimization of AGI and focus on investing.