The basics of a seller financed deal are that the title co or closing attorney (if there is one) or seller’s attorney draws up the warranty deed transfers title, the promissory note evidencing the debt related to the transaction, and either the deed of trust or mortgage (whichever is being used) perfecting the lien against the subject property.  

If you borrow against the equity, you'll need to include that payment in your calculation, as well.You make 3x the average income for Pennsylvania at the age of 32.

I go to investigate and there is a middle age lady with a nice wrangler (I suspect 35” tires, recovery points, not old (in good shape)).  

I'm wanting to focus on working with investors, and I'm a relatively new agent. if my goal is to find off market leads, and I want to start with cold calling distressed owners, what exactly am I saying to them?

You'll likely have inspection related repairs every year.

I am relatively new here as well.

@Andrew Liu you did not list the age of the house.

I'm relatively new to the real estate game with three properties with roughly one year of equity. 

If you hire a PM, usually from what I'm hearing, Padsplit PM charges about 8% and some just charge a $800 per month flat fee because it's relatively easy I guess.

We have minimal resources as far as money goes, but we have a relatively long list of upgrades (window treatments, hardware, light fixtures, paint, etc).