@Jason Khoury I purchased my current residence, a duplex, from a local non-profit about 5 years ago.

I purchased the property from the Shelby County Land bank. 

Some rehab loans offer 90% of the purchase price and 100% of the rehab costs.

My agent is saying that we are unable to split the contract that way (or reduce the purchase price), so I'm trying to figure out options.

Quote from @Victor Yang: If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?

I'm interested in purchasing land.

I would like to learn more about seller financing, I see a lot of information on the internet about seller financing but honestly I am just confused.

I definitely wouldn't sign a purchase agreement before seeing the property.

I'd also like to try to purchase with a land trust or my LLC. 

Purchase price: $90,000 Cash invested: $55,000 Triplex in SE Cleveland (D+ neighborhood)Purchased for 90 and saw 105 for valuation. 25% down plus closing costs and unit repairs has led to about 50-60k going into the deal.