We're open to all sorts of creative financing such as seller financing, notes, options, we've done rent to own as well.

Is this a motivated seller with an open mind?

I was hoping to find some sort of refi with payment deferments but it looks like the programs require more equity that I have.

FF is just one source and good for establishing a baseline of sorts, but I agree with you that it's going to be beneficial to market on other sites, including the OTAs.

Every property will need some sort of cap ex originally. 

Yes, this is my primary motivation for seeking more guidance.

I know the answer.Because I , Lucas and many other individuals can out perform any PM.No one has a bigger incentive than to do the best that can be done than a motivated owner.Does you PM answer inquiries at 10PM?

Consider this a motivation to build a robust portfolio and demonstrate your capabilities through actual results. 

For sheriff's sales (foreclosure auctions), its 10% deposit that day and the rest within 10 days.I'm sure this sort of thing varies widely from state to state and even within a given state somewhat.

Personally, I think even at our forever home we would like to have an in-laws suite, separated basement, or an ADU of some sort to house our parents.