I was discouraged that traditional banks required 2 years of taxes so I obtained financing from private lenders.  

These cards are never used to purchase items, they are only used for taking money.  

However foundation and roof are your major items to look at. furnace you want to be 15 yrs or newer, I just replace and have new now, less hassles.

I know seller financing is a bad option, but what about lease to own, or just a traditional sale if we put it on the market?

Dollar for dollar, life insurance will provide 2-3 times the income of traditional wall street investments.

My goal is to create enough cash flow through rentals to leave my traditional job behind and focus on real estate full time. 

Currently pre-approved for a traditional mortgage (FHA pre-approval planned) and have a good idea of what I'm looking for.

@Chris Cozzens FHA loan is like a regular mortgage except you are only putting down 3.5% instead of the traditional 20% down payment.

If the tenant doesn't leave a forwarding address, and you are keeping any portion of the security deposit, make an itemized list, mail it to their last known address, and watch the mail for it to arrive.

.$25,000 Down Payment$25,000 traditional mortgageThis makes up the purchase of the home for $50,000$15,000 plus a couple of months for repairs to get it ready to rent.Refinance the house leaving $25,000 of equity in the home and taking a mortgage for $75,000 from a third party financer and not a traditional mortgage.