And since I am brand new to a lot of this I don’t know what is too good to be true.

The true definition of "owner financing" is that the owner of the home is providing the financing to acquire a property.  

@Shawn NofzigerHi Shawn,I came across your post and while I am a long way from Lansing, I work with a ton of new and aspiring investors and the challenges they have getting from idea to action. 

They would have to foot the bill and also pay for the removal (up front) - because maybe they will work the disposal correctly, but there will be a next tenant - so that decision could have expensive consequences for them.When you present them with the true cost of install and removal, it may not be that important anymore..

Challenge is that I have an exclusive agreement with the seller because they wanted to list it, but changed their mind.  

That's the challenge with doing a 1031 with multiple properties.

The same is true for any property in the world.  

I'm not sure if you're in the flatter northern half of the State or the hilly south half and/or if a berm could be built in the backyard or who, if anyone, has a yard that joins yours.The challenge of course, if finding the right person.

While running a large group of small landlords in Philly, i have visibility into the full realm of challenges that new investors face - and some are quite overwhelming and totally unexpected because they jumped in without fully understanding what they jumped into. 

It is a true 2 bed/2 full bath, so I'm assuming it would rent similarly to a 3 bed/2 bath in the same area.