Odds are your best bet if you're low on funds is to start with wholesaling SFRs to investors or maybe buy a 4 plex using an FHA loan if you can.

I finished the call and felt very confident I got it.

Bet this will cost you at least $180k (for no reason).

I bet that is a nice factor for them.  

I bet he has some solid leads for you. http://www.grabplumbing.com/

Bigger Pockets has some pretty good state specific forums and I bet some good North Carolinians could share with some local lenders there too.  

There are a lot of ways to do it but if you are just starting out your best bet is to start networking with other legit investors, offer to help them for free by researching properties or bringing them a deal they would be interested in.

Once you get established here I bet you reconsider those buying numbers.

In that case, I will bet they the seller is entitled to the entire deposit since his rental agreement most-likely states that he can used the deposit for unpaid rent and the rent was unpaid and due long before you took over the property.

I'd bet they'd happily give you a couple of names and it will help solidify your relationships in the town.