From the sentiment of your post it seems like you're viewing the buyers as strictly investors when they may lean more towards traditional homeowners looking for a quality of life improvement or an improvement on their current financial situation today.Let's say the buyer pays 465k and has a 5% interest rate.

Buying properties through non traditional channels.  4.

You also don't need to do a traditional long term strategy, is there a draw the  area that playing host to a traveling nurse or other professional/student would be interested? 

This gives you a foundation for making a fair offer.Secure Financing: Be prepared to show you’re a serious buyer with funding lined up, whether through cash, traditional financing, or a creative option like seller financing.Have a Strategy for Repairs or Development: If the property is distressed, outline how you’ll handle improvements to bring it back to productive use.

Not sure why people go for 40-year fully am instead of just traditional 30-year with 10-year IO option, I tend to think the 40 year term is more of a gimmick

If it’s a structured settlement and you aren’t getting a lump lum, you could contribute some of that to a Roth or Traditional IRA each year, or if you are self employed even more to a SEP IRA.Also what’s your short term, mid term and long term objectives?

The seller is open to seller financing, which presents an incredible opportunity to grow without traditional bank financing.

Will likely take longer to close than a traditional hard money (they have to order an appraisal, satisfy lender conditions etc..).

You cannot have a traditional homeowners policy and a landlord policy on the same dwelling.

The challenge, as you’ve discovered, is that traditional HELOC lenders typically want the property titled in a personal name rather than an LLC.