Seller Financing Opportunity

[John Graves]

Hey BP! I've found my first seller financing opportunity.

Small rundown as the numbers work well for me already. I just want some coaching on setting up the deal to my advantage without offending the seller. I tend to be aggressive in my thought process and reality often giggles at me for it. 

So the house is a class A, 4 bed 4.5 bath. 2000sqft+ listed at 315k. Seller has a 10k tax lien on it. I have yet to talk to him but the agent that brought it to me, says seller is willing to look at 250k. Guessing he's a builder and expected it to flip, then the interest rates went crazy. The neighborhood isn't the best, which also doesn't bother me, because the area is being scaled up big time. Lots of the folks inheriting are selling out and moving. 

Anyways, I'm wondering what kind of rates I should pitch. Its already looking like 75k under list, which is awesome. The house itself is beautiful. But he's got to sell. So, I was thinking Id offer 40k down and pay the lien off. Which would put me at 210k for the house. Rental Rates support the numbers. I kept Variable expenses pretty high in this eval just so Im not over eager, but id expect it to come to 200$+ a month average (calculated it at 400$ a month to see how much wiggle room I have in the deal)

How aggressive can I be here? Id like to pitch like 3-4% interest rate on this deal. What say  the experienced minds in here? Thanks in advance for your time!