Chances are you for tax and legal reasons you are going to be looking at an LLC if you are doing buy and hold.  

On one hand, i don't want to waste anyones time if there is no chance of owner financing, but i feel the latter has a better chance of getting an owner financing deal.  

Than the seller cannot convey clear title and they will have to go through a suit to quit the title just to get you off title (Chances are they wont even know how to do that) In this case, you are causing a problem without meaning to. 

Any chance of finding some deals in this area?

@Matthew Hamilton you are still young so while everyone is correct that having less than 2 years in a field will hurt your chances of getting a conventional loan I would never tell someone to stay at a job that makes them miserable.

Meaning the seller either plays ball with you or takes their chances on the next buyer. 

Thanks again guys, I've had a chance to reach out to some of you and get some great information/advice.  

My friend turned me on to BiggerPockets a few months back and I have been listening to the podcasts every chance I get.

There's an off chance you could do something with p2p loans (like lending club). 

Siding can has a better chance of breaking due to in reach of people.