Need help wording a seller-financing proposal

[Mark Douglas]

First go at offering a seller financing deal, and I'm a little unsure if I'm wording the offer correctly.  Here are the numbers:

4plex for $156k

- I'm offering to pay ALL of the buyer's/seller's closing costs, and pay both agent commissions (3%).  It's basically a down payment of $14,000.

- The note principal is still based off of the full $156k, since there wasn't a reduction in principal. 

- $156k @ 4% interest, amortized over 20yrs with a 5 year balloon

- They receive a payment of $945.33 for 60 months (total of $56,700)

- When I refi after the 5 years (unless they want to continue), they receive the remaining principal balance of $99,300

Is this a win-win for both sides?  The 5 years might seem a little long to the sellers.  I'd go as short as 3 yrs if they wanted to cash out quicker than 5

Thoughts?