Multifamily with seller financing

[Ruthber P.]

What will be a good rate when dealing with seller financing on a multifamily (925K), my bank will give me a rate of 4.5% but if dealing with the seller financing I will offer 10% down payment a higher rate and 16 months ballon payment.

Trying to think of a good way to present the deal to him with some incentive to consider my offer.

How high is the standard when dealing with seller financing,  private money goes from 6% to 12%.

Any input greatly appreciated.