Even at a $100k price the numbers don't work to get my money out on a refi at $140k valuation.

Take the money you would be forced to pay for the course and use it to buy your first property and take off from there. 

I have not been through a closing with seller financing yet so I am wondering how it will go if the lender sees in the Purchase and Sale agreement that I have seller financing and how the wiring of the money will work.

Or would the better of the options be to secure private money at $50k for 3-6 months to fund the DP? 

So for me I just dont borrow money for rentals anymore..

Affiliate MarketingAn experienced consultant can help determine a budget, which type or types of marketing to spent it on, your target customer, how much time per day you spent on online marketing, and coordinate a website, blog, forum participation, paid advertising, generic advertising, and measure the success of each campaign.For those of us who started 15 years ago, and tried each new market type as it unfolded, we have a pretty good idea of where to spend our money and time.

Money back is more than annual feeChase Saphire Reserce - Points.

While this may exempt it from being classified as a rental activity, active participation remains a requirement, necessitating compliance with three tests: spending 500 hours on the property, dedicating at least 100 hours (and more than any other participant), and performing all the necessary work needed.Additionally, long-term viability and consideration of depreciation recapture are important concerns.

Like @Kevin Sobilo mentioned there might be much better ways to actually save money then a cash back card.Best of luck and keep crushing it!

I just let it do its thing and don't pay attention to the glitches in communication, or where the money is going.