Financing for self employed

[Josh Lear]

Hello everyone!

Little background, then question. Thanks in advance for your help!

My name is Josh. My girlfriend/business partner and I are looking to buy a few rental properties. We are currently looking to move from San Diego, CA to somewhere like Dallas - Fort Worth, Houston, Phoenix, or Salt Lake City area (cheaper and the rent vs mortgage is better). 

We would like to use little to no money down investing as we are not making much and don't have much in savings. Currently, I have a little over 20k in my savings account (I'd like to use as little of that as possible). 

I am currently self employed (marketing and automation services [freelance]). My gf is quitting her job and will be looking for part-time work in whatever city we end up in.

I am currently looking at the following finance options:

• Seller and Partial Seller Financing
  
• Joint Ventures
  
• FHA loans (like 203k) Do you think this would be possible being self employed?
  
• Also, I heard that it can be easier to get financing for commercial properties. Do you think we should look for 5+ units?

Question: What kind of financing options do you think we should be looking for?

Hope to hear from some of you great folks soon! Thank you!