Sellers can avoid paying transfer taxes to the county, while buyers are spared from facing significant property tax increases.However, it's important to note that lenders typically only approve these loans for properties with five or more units.

If you’re offering $450K, then you could offer to take over the $120K payments and seller finance the remaining $330K.

Quote from @Clint Miller: Seller financing opens up great opportunities for real estate investors, but coming up with the down payment can still be tricky. 

Instead, ask your accountant to write a letter of explanation for your finances that adds back depreciation and capital improvements rather than expenses.

Legal Structure – Would this be structured as a leaseback or seller financing with safeguards?

I was briefly with realize properties, ERA, and lastly went with Heart and Home.

If you ever need help running numbers or managing your property. 

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

So your capital gain when you sell this property will be calculate against your tax basis and not against your mortgage as many investors expect.

My client and I settled on an offer of $405k with all contingencies in place (inspection, appraisal, financing).