We have used over a million dollars from investors in the past for individual deals, but ever since launching the fund it has become extremely hard to raise money compared to past deals, but we changed our terms to be more favorable to the LP’s. 

Think long term and enjoy all the mailbox money.

@Sebastian SoveroThere are 3 main parts to a seller financing deal: down payment, interest rate, and price (4th would be the term).

Terms were not to turn the units and leave them vacant for the new owner. 

and high-quality visuals or short videos explaining your process.Target your audience by focusing on specific zip codes, homeowners aged 30-65, and interests related to real estate and home improvement.

Passive income is something talked about, but the majority of real estate investing is far from passive and what is called passive has payments for the passivity (management).Your why is strong, to provide generational wealth for your family and likely achieve time freedom long-term, that's awesome.

In terms of your comment "a lot of investors you may be competing with are goign to break even or even have negative cash flow initially". 

I would stay away from long term contracts and pay by the month to start if you are using a service and then after you have real world experience with it, you can sign on for a year for the discount.

All of my long term rentals are managed by a company; I have one property in my hometown and 3 properties OOS. 

There's also Jefferson City which is just east of knoxville that has some upside too. college town near a lake which gives some upside for students or short term rentals depending on what you like to do.