We also want to convert Airbnb guest to future direct booking guest by giving them our direct booking info and telling them they can save money next time.As far a payment, I agree with @Dan Thomas.

I offered subto/seller finance, with a down payment to take care of ex-wife's equity, and a balloon payment 3-5 years. my question is if i use a TREC contract, would and list the details of the transaction, is there anything else i need to do as far as paperwork besides the contract?

@Lor Fara Great questions.Regarding Underwriting: That's is a fancy way of saying "running your numbers" (according to your pre-determined returns, criteria, or goal requirements). 

As far as what most of them do - they set up a simple filter based on the info that you gave them, then you look and find houses that you like within the filtered range, contact them and let them know you want to see it, then they show you the house (based on their schedule around other clients).

I plan on house hacking far as strategy and Im just looking forward to getting started.

Owner-occupants often get lower down payment options and better rates.As far as whether to take or utilize a HELOC for the acquisition my advice is a firm NO. 

The "wilkes barre / scranton" market is SO big contrary to what one would think - while it's not as populated as a city like Philly or Pittsburgh, those two areas cover a vast amount of land and each neighborhood has it's perks.

As far as doing a conventional loan, your only changes would be paying something off to lower your DTI. 

There is SO much more freedom in starting from scratch!

So I assume that they are able to offer the advice particular to a PARTICULAR and SPECIFIC transaction which could prove the difference between success and failure for the investor.Now, I have no way of knowing IF the above is true….but again my GUT FEEL tells be it most likely is.  So