Unless new companies move into town and create replacement jobs, all that will remain are lower-paying service sector jobs.

I noticed the seller started out trying to sell it for $800,000 but he was lowering it pretty aggressively.

There a handful that can do lower  than 620 at 50% LTV, however the rate will be very high My current score is around 670-680.

In the second you have two tenants with 3600/mo rents and lower costs, if one moves you still have 50% revenue coming in diversified across two properties.

So the owner is not stepping into any equity but instead his or her net worth is lower based on the fact that they had to pay closing costs on the transaction.  

Key Factors for a Good Seller-Financed DealCash Flow: Rental income should exceed monthly payments (PITI) by at least 1.25–1.5x.Purchase Price: Compare to ARV and market value for fair pricing and equity potential.Interest Rate: Aim for competitive rates; higher rates must still allow positive cash flow.Amortization/Balloon Terms: Favor longer amortization and align balloon payments with your exit strategy.Down Payment: Lower upfront costs reduce risk but should meet the seller's expectations.Flexibility: Seek no prepayment penalties and fair late-payment clauses.Property Condition: Ensure the property’s condition matches terms through inspections.Seller Motivation: Assess the seller’s willingness to negotiate favorable terms.Exit Strategy: Have a clear plan for refinancing or payoff at term end.Portfolio Fit: Ensure the deal aligns with your financial goals and risk tolerance.Vetting multiple deals and consulting professionals is crucial to making sound decisions.

By having a higher credit score or lowering your LTV you can reduce your interest rate and help to increase your DSCR.3.

It's OK to be more tenacious with negotiating down, and make the most out of a slowing market to buy at lower prices.

Sales Tax Breaks: Construction materials and services may be subject to lower tribal sales taxes—or exempt altogether.4.

It's a more affordable market and lower property taxes, so you may actually have a chance to cash flow.