The second son is married but has not lived in the home at any point during the last 20 years so this doesn't seem to present any options for savings.I thank everyone in advance for your thoughts. 

Fishtown and Point Breeze are strong options but can be pricey.

If you do go the seller finance route, consider asking for a right of first refusal option in the event the seller ever decides to sell the note. 

I met with Wicked Smart today and was told they help you set up a lead sourcing system, help you structure creative financing - which is essentially lease option/purchase, subject to and owner financing....all strategies I am interested in learning more about.

I would truly appreciate another option if you have one or a local agent referral as you mentioned.Please have someone reach out to me via email or phoneQuote from @Aaron Letzeiser: Quote from @Dean Valadez: I reached out to Obie for a quote and this is the response I received via email:"We’ve heard back from all our markets and unfortunately, we do not have a market available for your property at this time. 

Once they are leased, then you can take over from there.There are several software options if you want to self manage.

Seller will be taking a 30k+ loss with this route.325k with 50K down to seller, 3 years of payments $1600/month, and a balloon payment of 215k at the end of 3 years.Benefits to me: (1) 10k less downpayment, (2) with the conventional route, the loan would be at 228k after 3 years of payments, so I will gain additional equity with the 2nd option since I will owe 215k (presumably I will have to refinance at that time).Benefit to seller: she gets over asking price, 50K upfront and $300/month of cash flow.Does this offer and structure sound reasonable?

Foreign national DSCR loans are a popular option!

And countless other options.

No syndication experience but there are about a dozen quality RV/Mobile home parks on market in Oregon, several with owner carry options that can be passiv-ish with management in place.