So here it isCash price:  $556,000Owner financing market terms:  $611,111Owner financing favorable buyer terms: $666,667Classic mistake of (1) not accounting for all expenses that determine cap rate and hence ending with higher net income and (2) choosing lower cap rate appropriate for property with less risk and more desirability than subject property   It's not a sellable business.

I'm holding onto this property for now because of appreciation and my low interest rate.I bought in 2023 on the East side of Indy, Class C $130,000 and $132,600.

I choose that market due to affordability, potential cashflow and cash on cash return. 

The property you choose, is based on satisfying the financial requirements for that deal, at that time.Simple.  

With interest rates climbing gradually and the "potential" for a recession, the need for housing is still at an all-time high and people are choosing apartments for several reasons.

In the cities the government got involved in housing and low income housing was built for poor people.

@Nate Jenks - @Andrew Postell did a great job clarifying the big challenge you'd run into pulling cash out with such a low down payment. 

Next is probably his book on Investing with No and Low Money Down.

Pretty normal numbers for low income duplexes in Cleveland.

I'm keeping this property for the appreciation (in a high demand area with great schools) and low interest rate for now.