That way they are more invested to continue to make payments. 100% seller financing can be risky if the market changes and your upside down on it, and the owners stop paying. 

The insurance market is very tight right now especially on older buildings.Many carriers who have policies on the books will not accept those same properties as "new business" or if they do the rates are 2x-10x what the current policy premium is. 

Currently, I am renting a place from a very good friend at below market rent in a very small town.

My wife and I (newbie investors) are looking to invest in the Jacksonville, FL market, but we are trying to figure out which communities make the most sense for BRRRR investing.

There are some groups that only have 506(b) offerings and certainly market VERY heavily.  

Good deals are very difficult to find though, especially in today's market. 

For example, I know of a deal in Reno, NV where all the records were still on paper, and the owners didn’t even know the rents people were paying.When I’m evaluating multifamily properties for clients around the Reno area, I calculate current, market, and proforma rents.

Let's say that you paid $20k to some marketing firm to create and distribute your promotional videos.

Strong rental markets: Many Midwest cities boast robust job markets and growing populations, creating steady demand for rental properties.4.

You can also check their reviews online at Google, Facebook, or Yelp.