I'm starting now to feel like I need a full-time employee if I want to keep growing, and local banks are slowing down on how fast I can acquire new rentals. 

You should run a full analysis on it Shaun.

I'm a single mom and I work full time.

Year 3 should be close to full stabilization.  

Can any of you recommend any full service mortgage note sellers that will also do partials (under 10k)? 

I was hoping it'd be 20% of invested cash in profit, so not sure if I'll still invest in a year or two, or just pay for a house almost in full and atleast thats a huge expense off my plate for life.   

paying recapture is the most NON talked about event on BP or in real estate.. and why when folks talk about buying for only cash flow and appreciation IE speculation or gambling those folks totally miss the point and do not have a full picture of the Lifecyle of a real estate investment.. if you have NO appreciation your recapture tax is going to eat into your IRR in a negative manner.and for a lot of folks to 1031 one little house with 20k coming out of it is hard to do.. since the house never went up.. the other thing is people that say they are buy and hold forever.. this rarely happens.. life happens life changes.. and so 7 to 10 years down the track MOST folks unless they have decided to make it their lifes work IE be a full time professional landlord.. they sell .and then that pesky recapture they never knew about or thought about bites them .. :) 

I keep a bucket full of the extra slats from when I shorten them to fit, just in case someone breaks one or a dog chews on one.

My driving goal is to cash flow.Based on how hot the market is in the area I am looking at, most houses sell at 95% of list price within 30 days, should I be offering full price and just slowly building cash flowing properties until the market cools off?

He wants us to eventually re-finance the property and pay him in full.