It is hard to win with 3.5 down in competitive markets as well right now.

It's good for their business, good for my business, and good for the clients and tenants, too...a "win-win" situation all the way around.

Honestly, If they've moved out, that's already a Win.   

Explain that if she does not pay rent and there are issues that require repair that you will need to take the issue to court and will win a judgement against her.

Only challenge we had was figuring out what it would take to win and beat out the other investors, other than that smooth sailing.

In majority of instances seller financing for the seller is a horrible idea and should only be an option when the home doesn’t get conventional financingMany will disagree with above which is fine - it’s similar to winning lottery and taking lump sum over payments.

You can even pull off The Office "win win win" scenario with 3 parties all coming out ahead.

Which by the way, will still allow you to purchase more property and add to your depreciable basis that way.My two cents would be that it is a no win scenario trying to please a buyer with improvements. 

I understand their are some risk with county liens and, 2nd mortgages being attached to the property, that Imay inherit if I win the auction

If you had small losses (no past due tax payments) and the late return penalties are lower than the tax prep fees you saved by not filing - you come out ahead, but it’s a win with an *.