Selling 4plex with OF wrap loan

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Planning to sell a 4plex near downtown San Diego, CA... hopefully with OF (wrap loan). Still doing research to learn the ins and outs of such a deal. Hoping to hear from people who know how to structure such a deal, write the note/terms, what risks I need to address, and what terms are likely going to fly.

Here are the rough terms I have in mind...

Price: $1.5M

DP: 20-30% = $300k-$450k

MP: 8% IO = $7k-$8k

Balloon in 5 years, 12 mo min pre-pay

The property currently grosses about $12k per month as an STR.

My current loan: $500k

My current payment: $3k

Given these terms, arbitrage would net me close to what I net currently, without the work of maintaining the property and managing it as an STR. Thus I'd keep my income. The DP from the buyer would stay liquid in case my loan gets called.

OTOH, similar properties have been going for around $2M so maybe I should just bite the bullet and pay the taxes. All constructive feedback welcome.