Talked to the seller and he mentioned he wouldn’t mind doing a 3 year ballon payment.

This negative position can consume years of cash flow to recover.

I recommend looking into places like Cudell, Old Brooklyn, Brooklyn Centre, Jefferson and West Boulevard.

We entered into a partnership to purchase a mobile home for $105,000 with an owner finance deal over 3 years.

Three years ago I bought my first big rehab project for $81k, and got a 10 yr. construction loan from a local bank to rehab it. 

A side note is if in person events interest you - the BiggerPockets conference this year, BPCon 2024, is October 6-8th and is a HUGE opportunity to meet folks, Cody Sanchez the keynote speaker is speaking on buying businesses and "boring" investments like storage units, laundromats, etc and it might be a great place for you to find some likeminded folks https://biggerpockets.getregistered.net/conference-2024/agen...Thirdly, if you're specifically looking for a mentorship program have you checked out some of the reviews and questions on the Guru, Book, and Course Review forum?

Here’s the reality; the once every two or three or four years a GREAT deal falls in my lap, I (fortunately) have enough capital in reserve to purchase the property immediately for cash.

Cost could change but the bigger issue is making sure the usage is still eligible for the type of policy you have.As an example, at the time of application, a company might ask are all lease agreements for one year or longer. 

@Albert Johnson We evict one or two people a year in Arizona for various reasons, the most common being non-payment.

I am exploring the possibility of not only fixing things but doing a renovation to bring an old half bath into a fully functional bath, renovate the entrance and foyer among other things and possibly even an addition to the house.