Seller financing sale vs keep and Rent out property

[Ivan Smith]

I have a paid off 2bed/2bath townhome in phoenix. Bought for 90k now worth around 280-300k. Recently did a full rehab and decided instead of tenants trashing it we shud sell it. Rehab around 8k. If we were to rent it it wud rent between 1600-1800. Hoa fees 200 a month. Then minor insurance and tax expense.

Wife is determined to sell it via seller finance because it would provide cash flow and we don't have to deal with repairs taxes hoa fees etc. She says we can also sell the note later if we want to. I want to sell it outright and buy something closer in Dallas are where we live and can take care of the property. 1031 is a concern because we might not find smth comparable in Dallas at the current prices.

Offer we received is : $292,000, 30 year seller financing 7.5% with $29,200 down.

Total monthly payment they'd pay is $1838.00 (they take care of hoa fees taxes insurance etc, repairs.)

Total value of note: $661,680.

My concern is dollar depreciates so quick that 1838 in 10 years could be like 300 today with countries moving away from the dollar. Even if they refi in 5-10 years and pay us off we might not be able to get same benefit of getting money now. We also don't need the 1800 per month right now, though it would be nice. Also we can mostly manage it remotely but it's an older place and we would rather not have properties out of state.

Is this a good offer. Should we just sell traditional way or counter offer the seller financing offer with better terms and what would that be? Please offer advice or strategy. Thank you.

[Chris Seveney]

@Ivan Smith

Sell it traditionally

I invest in notes and always tell people do not sell seller finance

While you think it’s great cash flow / that interest you are making is ordinary income

How are you handling all the payments ? You will need to use a third party servicer that will run you $35-$50/mo

If you go to sell it down the line expect to get about 60-80 cents on the dollar as an investor will buy it and want a 10%+ return

Better off taking your $ investing in a real estate, mutual fund or something else more liquid than a 30 year note.

Seller finance should only be used when you have a turd (look up this on BP on other posts I have commented on with this strategy).

To use another analogy - if you hit the lottery you take money now or annuity ? You take it now (even when total amount is less than annuity) - why take payment when it’s the same ??