When all these are factored in, the average cap rate on a single family home is in the low 3% range.

As an investor myself, I have seen areas like Cleveland and Dayton with COC ranging from 10-18%.

@Alex Capozzolo I've done quite a few new construction projects in Philadelphia, mostly in the 2-4 unit range, but some larger as well.

We manage over 65 properties in Indianapolis, ranging from LTR to MTR, and STR.

Loan Term and AmortizationCommon Term Lengths: Loan terms for seller financing vary but often range from 15 to 30 years to keep payments affordable for the buyer.Balloon Payment: Many seller-financed deals include a balloon payment due in 5 to 10 years, at which point the buyer would need to refinance or pay off the remaining balance.

A new septic, when it comes due, is low-range 40k if it's a direct replace and the leach field is ok.

You want to get paid in your name only, as the Mortgagee or Loss Payee.With the huge range in costs, and dramatic price increases, borrowers are notorious for skimping on insurance.

Over doing this 30 years my experience has been that able-bodied applicants are turned off by that stuff in the shower.

Have you looked at a little bigger multifamily, like in the 5-10 unit range?

Here in the Reno Tahoe, NV area there are new builds that the builder is offering financing in the 5% range.