even if its interest only, id want to pay down principal here and there. seems like sellers would offer this interest only route so they have 0 capital gains tax, but id rather pay down a bit of principal in 7yrs. i see its not required but it should allow for principal paydown in promissary note3) any general advice to look out for on seller financing?

If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee.

In IL sellers are not required to share the report, but they're not barred from it either. 

Given interest rate changes, property values, and lender requirements, I’m curious about:How were your acquisition and rehab costs compared to your ARV?

This is not even close to the documents required for a properly drafted loan.

As for non-bank loans, I'm familiar with a loan program that provides 100% financing, but it requires a minimum 650 credit score and proof of funds covering 12 months of interest.

I actually like them because the homeowners' association (HOA) usually covers most of the insurance, and there is very little maintenance required.

We will always require at minimum 10% of a down payment for a purchase.

I don't know what they are but unless there's something in the city that requires that kind of notice, it sounds excessive to me.

Conventional loans will require 12 months seasoning for cash out and are usually capped at 75% LTV 2.