@Brian Wilson
I would listen to Pace Morby on YouTube. The guys a genius with creative financing. All sellers think they want all cash offers, your job is to convince them they really don't. If someone is wanting to get 100k for a property and an "all cash" buyer comes in at 100k. The seller initially thinks how cool it is that they got asking for the property. But after closing cost, title fees, and waiting around for inspections, appraisal, etc. They may come out with only 85k.
You offer them the 100k but then tell them instead of paying closing costs and going through a buyer with a bank, they become they bank, get a good down payment, collect interest for however long you set your balloon payment, don't pay closing costs, and don't pay on the big capital gains taxes right away.
They now have there asking price of 100k earning them money with the interest, don't have to pay big taxes on the money they earn, and will probably end up getting over 115k depending on when you pay off the balloon.
Everyone wins!
If it's a subject to deal then you can take over their existing loan and improve their credit while they also get paid for the sale of the property.