This was not a flip, so no Sch C and no SE taxes. 

I nosed around a little yesterday and found this one: http://www.envelopesuperstore.com/envelopes/paper/pastel/blue/envelope-2202.html I've been using #6 3/4 (3 5/8 x 6 1/2) with good effect.

I've had my nose in a book or in a screen at least 8 hours a day reading and learning as much as I could about this fascinating business.I have only had one property under contract, but it didn't work out.

What a long nose you have :).

We rub our noses in mistakes of omission." - Warren Buffett Don't be bashful.

My nose hairs are just now growing back (deals were about 5 years ago).Full size safe, sitting door-side up.

Ask questions and take a genuine interest in learning about the women on BP and elsewhere, and you might be surprised at how many amazing stories are already sitting right under your nose. 

Only developing itchy eyes & a runny nose after many hours...

If it’s on the market the deal already sucks and most agents can’t organize the time and resources to pick their own nose !

I do agree with Marc, okay, so I'm hard nosed sometimes, past experience tells me that when the parties come to agree to seller financing there is usually a better deal there, when a seller offers SF, there is a reason they are doing so, find out what that reason is,, in this case it appears to be a low end property that is difficult to finance conventionally and SF adds to the marketability, it's also a problem with any balloon.