Quote from @Sam Epperson: let's say I come to an agreement with the seller for them to finance some of the deal. let's also pretend the seller owns it with no debt, and we agree to 5% down, 5% rate, and 10 year balloon. how are we drafting this legal document?

I'm in the camp of get help from a real person as opposed to listen to more podcasts and read these threads.I'll agree that you need to be very cautious with a "Program".

I agree with the comments here that $23k will not be enough for now.

You could ask the seller to do it if they agree, but they might not because they might be concerned you're not closing and they would have a vacancy.

I agree , one I started to see the support and advice that is available for us on BP I immediately tried to cancel the course subscription to no avail.

Reach out to @Tom Gimer at Eastern Title  Agreed Tom is / will be a good resource for higher level financing closings.

Unless a loan is assumable few if any lenders are going to agree to this because they have no way of knowing if you are credit worthy, as the seller was the one who was vetted. 

I agree with the others who have commented.

It's in the main area of the home, and the intention is to keep it as a long-term rental, so I agree that addressing the issue might be the best course of action. 

The agent's compensation is negotiable and 6% may be more common if that includes the buyer's and seller's agent, but if the 6% only covers the selling agent, then that's a greed reach especially considering it's a 2m+ sale price.