Self-financing vs. renting vs. selling right now

[Ewing Gillaspy]

I have an offer to do seller financing at a premium rate with 20% down and a 60-day foreclosure for non-payment. I'm trying to find an illustrative calculator that spells out the cash flow and return impacts of these options.

Currently the rent market is cash flowing less than 0.2% on the capital I have in it, so I'm leaning towards selling, and the offer is off-market and a realtor is handling the transaction for 4%.

Offer: $185k
Debt $108k
Down payment 20%
Rate: 7.25%

If I post it for sale, realtor fee goes from 4% to 6% and the market isn't fantastic right now, as rates are high and the condition is not premium. My fear is that selling outright means a price of $165-170k, instead of the offer in hand.

I've heard of 5-year balloons and 5/1 arms being a good model, but I don't know who to model those.

any advice?