I utilize seller finance, DSCR, and subto transactions to avoid going the traditional financing route.

https://www.google.com/amp/s/amp.azcentral.com/amp/5656836002

Are you not able to get traditional financing?  

IE affordable.. after our 30 minutes discussion and we both go through google st. view the light bulb went off. now personal inspection he would not have wasted one minute on that house.. 

I recommend you tread lightly with this one, though.

They may not be your mentor in the traditional sense of the word, you may have to spend some money to go fly to see them and spend a day in their office and buy them lunch, but so many willing to share if you do the work to make it happen.Don't focus on the splits.....the money will come if you do the work.   

Walking distance from shops and parks.Financing:I am looking at traditional financing and am lucky to have my parents help with the down payment.

Similar to you, I just wanted to get started so I went with a light rehab that I bought right off the MLS.

I am self-employed and really struggling with traditional lending.

Even most faucets, lights, and appliances would be at the end of their lives.