@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. 

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?

If you go through BP and research how to send a mailer, you will find an unbelievable wealth of information for free.I'm not sure limiting yourself geographically is the best approach at the beginning of your career.  

What is my best approach with the bank?

Notes require up-front capital and are usually approached as a secondary strategy by real-estate investors.

Find a small local bank and approach them about a line of credit or a short term loan for repairs after you purchase it.