@Linda Weygant With this approach, every newly purchased (and mortgaged) property is almost guaranteed to raise your total DTI ratio.Let's say the target max DTI for a conventional mortgage product is 40%.  

I find the hottest zip codes to invest in but I'm not sure how to approach the buyers agent listed.

I am not sure of what approach you took with the tenant....a diplomatic/problem solver tone is always best.Apology. 

And also, the biggest issue, is being confident in the value to be able to sell for a profit after purchase.I ran a CMA myself and brought the property in at roughly $124,000.

But after talking to numerous property managers and local investors, this was a point that was brought up again and again and something to consider.

Know I'm confused all together about my approach , which leaves me stagnant doing nothing.

If you are buying a C class property, the JV approach is much better than working with a Turnkey provider because their financial interests are aligned perfectly with yours.Rule #2:  Avoid The War ZonesAll lower income neighborhoods are not the same.  

How can I structure a deal that the seller is very motivated but owes $128, arv $150k, and needs $5k to move into assisted living?

@Tim OHare I am glad you brought this up even though the topic is 3 years old now we can really see what did happen in appreciation over the past 3 years.

My associate would just apologize and move on if it was brought up.