The 45 days identification time sometimes presents a challenge and if you dont give yourself a little wiggle room you might end up buying something you dont necessarily want/like. 

I have 3 joint venture deals that were presented to me as netting 170% profits in 2 years. 

And there you are in luck because you can purchase any type of investment property anywhere in the country and defer all tax as long as you purchase at least as much as your net sale. and use all of your proceeds from the sale in the purchase. 

I saw the potential to cash flow when the opportunity presented itself I jumped on it.

You've left it to us to assume that you are charging under market rent which doesn't cover your costs. 1) Once you've figured out what you could be charging the public, knock a little off for a friends/family discount and present them with legal leases.

Income approach Also known as the rental income approach, this method estimates the market value by analyzing the property's anticipated future income and converting it to a present value estimate.

@Daniel Vargas I work with out-of-state investors all day, everyday and present them deals all-day, everyday.

What are some creative options of presenting a seller financed deal?

Phoenix contains a rare combination of elements that have created an outstanding market for distressed property investments, including the following:Cost Savings: Distressed properties are sold below their market value and enable investors to take hold of properties at a trifle compared to traditionally listed properties.Strong Market Fundamentals: Being among the fastest-growing cities in the country, Phoenix ensures a high demand in housing and rentals, hence good potential for resale or income from rentals.Value Creation Opportunities: Most distressed properties need renovations; thus, such situations present opportunities for investors to increase equity by adding value.Population and Economic Growth: Phoenix remains among those cities in the country which are attracting more and more residents and business; therefore, this presents good, long-term appreciation possibilities of property appreciation and income creation.Challenges to ConsiderWhile the rewards can be great, distressed property investment is not without its challenges.

If I have a capital provider whom wants to be 100% passive and is ready to invest $100k with me (cash), and I have all the syndication structure and offering documents for this project... can’t I just find an accredited investor, present them the deal / get them on board, and go through them?