This has been the key ingredient on how I accumulate 20+ loans.  

But it's a major job.

The major issue is that most commercial loans you will have to renew every 2-5 years (updated credit report and appraisal) so if the market turns negative and your loan is up for renewal the bank might lower your line of credit amount or call the loan putting you in a situation where you could be forced to sell the property. 

@Mark Ainley  much of the financial crisis was caused by exactly your thought process,, IE when many 5 year commercial loans came due the lenders either were not in a position to re write ( they went under and the new  bank that acquired the failed bank  or note holder would not re write the loan.. its was a major cluster for many companies that would in the day had no issue with a rewrite of their paper..

If they can't scrape together 15k what are they going to do if they have a major problem 6 months after they buy the house?

I am looking for something that would benefit from some rehab but not major rehab and probably focusing on SFR currently but with an interest in something bigger once I figure out the area.

In your situation continuing to work as a personal trainer would likely be where you get the majority of your RE leads.

Could use some minor updates but nothing major.  

The are sold on amazon and are made for all the major companys.

thank you BenThank you JohnRegarding self-employment over a w-2 jobWhen I was just out of the Marine Corps and I had this job at Johnson Controls engineering firm because I was a science major, had a lot of calculus physics and chemistryMy job was to sell to developers and builders That wanted air and water  control devices and I was on straight commission basicallyI had like $20,000 in commissions that they  didn't pay me for I got really upset and at 25 yrs of age I didn't have very much EQ, and my emotions got the best me I basically even went to a lawyer and asked  how can I get my 20,000 in commissions here's the proof they owe me the moneyMy lawyer says it's gonna cost you 10,000 in legal fees to sue them at a minimum he's going to need that upfront as a retainerAnd then there was no guarantees I would get the 20 kThat's why I made the commitment at 25 never ever ever be a W-2 employee and I work as a 1099 alwaysThen I found a real estate 60-year-old mentor who taught me everything from distressed property to foreclosures to divorce to bankruptcy to probateI work for five hundred a week for 2 and a half years and then opened up my own business and did approximately 28 seller interviews a weekMy closing ratio in the beginning wasn't very good because I sucked at itBut with the good coaching from my teacher I got better and better and betterI quit after 2 1/2 years and started my own company on a shoestring it wasn't easyBut I made over hundred thousand dollars my first year if it wasn't for the teacher I would not know how to run a business and I would not know how to hire people and I would not know how to market and I would not know how to negotiateAnd you never stop learning because I made a Ton of money I was 29 and I made over 1 million and a quarter I rolled it back into the company which was a mistakeBut live and learn!