The reality is that you will not find that in the seller finance space, and even if you do, there will be virtually no discount. 

We asked for receipts but haven't received them, even though according to contract they're mandated to share them.  

Even way out in the middle of the moutains where I am.

-Even if reclassified as real estate, it would still be seen as manufactured or mobile home, and would not appreciate in value. 

Or even refinanced it to them?

But I'm not sure how I would structure these deals or if I could even get these deals!

However the key is making sure the numbers pencil out so that, at minimum, even in the worst case, you can pay back that heloc because interest on that is going to be very high.

Even if you break even, you will lose money every month it sits vacant, when you need repairs, property management, etc.

Things just require more ongoing expenses percentage wise out of state because you have to pay people to do everything for you and you will have a longer time building relationships with vendors even when getting decent referrals. 

You can't even get an officer to a traffic accident anymore and how many domestic violence situations happen with little to no attention.