What's a fair owner financing rate now, given 30yr fixed are 5%+?

[Mike Kalob]

My Investor is liquid, and I'm moving out of the area.. 

I don't need the capital and would be content at 8% is this too usurious? Don't wanna scare him off.. I'd never consider seller finance given this is a pro tenant state (if eviction ever comes to play), but I know the guy and his balance sheet...

Property is in NY metro just outside NYC [15 min bus in traffic]...

It's a fixer tho hes adept at this as he invests but has too many properties for a normal mortgage despite his high income and liquidiy, thanks.