Nice, shoot me a DM if you want some help on the market piece.

Sounds like you're missing key information by saying "I don't believe I will be eligible for a traditional loan".... get that piece of data by applying for a loan at multiple lenders before assuming you can't.

Offering some sort of education piece to those who lend to you may help attract more people wanting to lend.

Something else you might consider is teaming up with another investor to help fund down payments... maybe they contribute the up front cost and you take on the property management piece?

They were gone in 10 days.As far as not putting her on the lease goes & then claiming trespassing, all she has to do (my state laws) is get some mail there & she has tenant rights.

@Brandon DesprasI have never used this tactic but listening to podcast interviews it sounds like people are getting most of their deals through- work of mouth, mailed cards and sometimes spotting a homeowner outside and talking with them

Every piece of real estate is different and you'll always be learning. 

Propelio Academy has a pretty good free course on that, plus BiggerPockets has all the resources you'd need on how to set up a mail campaign and whatnot.

They can still be found with wholesalers, direct mail marketing, or knocking on doors. 

After discovering BP, I now have the confidence to take action and work towards buying my first piece of real estate.