Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

The only difference is the seller remains on title until we have enough equity to refinance or sell.3: Typically we don’t agree to balloons.

I know there's seller finance and "B" lender that are good for the short term, but if a balloon payment is due say in 5 years, there's no guarantee that my DTI would be in a better place then I'd be stuck without funding. 

Here's the breakdown:Financing: We used a seller carry deal with 25% down ($100k), a 30-year term (balloon in 10 years), and a 4.68% interest rate.

Send handwritten letters.  

How many neutral letters are you sending?

I offered them 10% down, interest rates favorable to me, amortized for 30 years, but with a balloon payment after 3-5 years.

However, there is no way to do so without risk.The Internal Revenue Services issues three (3) Private Letter Rulings (PLRs) that allowed the taxpayers to do just this.

An example of one package we have is a Romantic Package - $199. 12 Balloons (buy the helium tanks and keep balloons on site for your team or use a local shop)Rose Petal Entry Way (bought off Amazon)2 Dozen Roses (local grocery store for $10-15 each dozen)Led Candle Display (bought off amazon and reusable)I Heart U Signs (amazon and reusable)Champagne (or wine if they want)This equals around $60-70 each time and we pay our cleaner $40 to set up.

I think 7-10yr balloon would better suit a note buyer if you go that route.