So, if interest rates are a buyer’s primary roadblock, then I recommend negotiating a rate buydown at a seller’s expense or looking at new construction, where builders are offering rate reductions and other substantial incentives.What if I’m a seller?

Go places where you can connect with potential buyers and sellers. 

The seller had a good rental history strictly on VRBO & decided to move onto other things.

Transaction volumes continue to be slowed with days on market increasing, but Sellers are remaining defiant and not coming off too much of their higher prices.

Looking to learn more about seller financing, the art of the deal as well as connecting with like minded investors in Chicago and beyond!

The only other options I can see are A) your mom partnering with you rather then selling the property to you - you become 50% owner and bring the funds and management to the rental while she provides the existing equity as her contribution; or B) your mom lending you the rehab cash out of her personal funds while also seller financing the house to you. 

Seller-financed note buyers are looking for a 9% - 14% return. 

If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

Am I getting greedy to ask for an additional seller credit at closing to help offset some of repairs needed?

They will match effort for effort jumping on seller calls and helping you close deals, walk you through contracts, make connections to attorneys, etc.