Your story has all the ear marks of how's and whys people fail starting out flipping.

I actually meant to add that "Option 3" in my original post seeking member's advice, but I accidentally hit the "Post" button before I got it typed.

Let’s click on the little arrow in the “Vendor” field.Let’s see if we entered a water bill for our property at 7778 Archdale Street.Choose “Walled Lake Water Dept.” from the drop-down list.Click on the “ Find Button” to your right.There it is!

BUT - I wouldn't feel "right" marking up my product so much that it wouldn't be passing appraisal (which happens a lot with memphis invest).

Welcome  :)   I use Mark Shapiro in Naples.

Mark, check out this discussion, I'm sure you can learn a ton there: https://www.biggerpockets.com/forums/51/topics/527...

Hit them towards that mark because these guys will let it go and go as long as their pocketing money as soon as they see they are being foreclosed they are just trying to get whatever they can.

Just send them a 8832 using the existing EIN and check the "domestic partnership" box.As far as your local tax - maybe @Mark Welp can answer this one.

This was my bench mark that things start to get wobbly.

Here are some basics on the property.SFR RentalLong term (3yr) tenant pays $1350/mo + all utilities (tenant is local school superintendent)Owner possibly refinanced at $100k in 2003.26 acres2 /11 1/4 story capeWaterfrontDetached 1 1/2 story garageTown Assessed Value: $122,300Actual resale value: potentially around $150k Deeded access I have put in 10% management, 8% vacancy, and about 6% others (capex, maint, etc.)So here is what I would like to send his way for a seller financed offer with no money down: Seller financed at 5% (30 yr amortization) with a 5 year balloon payoff payment Balance payoff payment at 5 years (~$91,829) Early payoff <24 mos = 10 points ($10000)Early payoff >=24 mos <36 mos = 8 points ($8000)Early payoff >=36 mos <48 mos = 4 points ($4000)Early payoff >=48 mos <60 mos = 2 points ($2000)Option for buyer to extend payoff date up to 15 years (within 6 months of payoff date, at a cost of 2 points.)Buyer to pay all title, recording, transfer fees etc.Total Interest Paid (If paid in full at five year mark):$24,038Total Sales Price with interest (If paid in full at five year mark) : $124,038Keeping in mind that we make money on the purchase, I would like to offer a fairly low purchase price that would help me get my foot in the door, and continue to give him monthly cashflow and delayed capital gains.