And yes, I would be purchasing alone ideally so I would definitely need to put together a solid team.

I deal with both credit unions and large banks.  

7.99 % i get that but 4.99  is better than any bank i deal with and those are the best rates. 

Ideally rentals are held forever.Pure debt scenario;   cash guy makes a loan to you for purchase plus rehab at some fixed interest (4% to 8% you have to work this out) for some ammortization period (10yr to 30yr) with or without a baloon. 

Blowing 65k cash on a property is not the ideal situation since rates are so low.

Convenient drive to Whole Foods Market, movie theaters, and area restaurants.

My advice on this sort of thing would be to stop into the local building department, explain the situation and come to them as someone "trying to do the right thing in a non ideal situation". 

If the right property is not actively listed, on average I'd say it takes a maximum of 60-180 days from intro for the ideal prospect to present itself. 

A high yield or higher than average interest rate would be ideal but that is my main concern.Thanks

We want the future primary home to ideally have a mortgage of less than 400K.