When we look back to July of 2023, the market wasn't nearly as balanced as it is this year. 

Homes are still meeting 1% rule here as well, so you will see a good balance of cash-flow and appreciation.

They typically don't have a balance sheet per property which your tax professional will need (tax basis for each property including land, building, CapEx, capitalized loan costs, accumulated depreciation, accumulated amortization, etc). 

The LBP and balance yes - the financial part was recent.

You can find a traditional HML and combne that with a secondary lender (also called gap funding) for the remaining balance you need as the borrower.

You mentioned it was 3% interest only however the math calculates to a payment of around $3950 a month if it is amortized at 3% and 30 years starting with a unpaid principal balance of $937,000.  

Areas with a healthy balance of supply and demand will have more motivated sellers and active buyers.Consider Price Points: Target markets where homes are priced in the sweet spot for investors, often between $100k and $300k.

The plan is to give her 10% downpayment and the balance is seller financing.

Overall a decent balance.  

and, if you're borrowing a 25% down payment with a HELOC at 9-13% interest, and using a loan at 6-8% for the balance... that is very, very expensive.