If your wife is comfortable living close to other tenants you can get some low down payment loans and have the tenants cover most if not all of the mortgage. 

From my perspective, the new builds are so competitive with both the prices, closing cost assistance and rate buy-downs that they are a clear choice for anyone looking at turnkey options. 

, through referral from friends who knew we were buying houses, at the closing table buying one house, we asked if they had any others, and more than once the answer was "Yes" and we bought a second property from the same seller!

A cash out could very well be 50% to 70%, (or they may not do cash outs) depending on the lender so you'll need to ask and shop  around.Each property must be appraised and title insurance obtained on each, so you're not saving much in loan costs except they may close as one transaction, filing fees will be applied to  each property as well.

If a seller is offering $10k in assistance but the PP is only $189k on conventional a loan with only 3% contribution allowed, what are all the options for the for any of the left over contributions after. paying closings costs ?

I'm in the process of closing on a 4-unit with one heating system for all four, controlled by two thermostats.

REIS is close, but not quite there

Would certainly recommend visiting if one is close to you. 

Once this last deal closes I'm going to be at 9 doors in less than a year.

Nonetheless, it also carries certain risks such as nonpayment, restricted liquidity, and potential legal intricacies.