The fact that you have a TAX-FREE income is crazy good.  

On your tax return you would report the proceeds, subtract costs and proceeds paid to seller, then the remaining profit would be your flat fee.

I would invest in the West, as it has worked for the last 170 years, but not in liberal states that are tax hells. 

You may also need to provide additional documentation, such as proof of income and employment, and may need to have a co-signer who is a U.S. citizen or permanent resident.In terms of buying with an LLC, it can be a good option for some foreign buyers, as it can provide additional liability protection and potentially offer tax benefits.

Congratulations, you get to share your partners tax burden and pay the depreciation recapture at ordinary income rates. 

In general, would you recommend getting a lawyer in the area where the LLC is registered?

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?

They don't pay the same taxes a citizen would pay.

Utilized a low down payment loan, maxed seller credit, tax proration and closed on the 1st of the month to maximize my cash and acquire this property What was the outcome?

If you do place the property in her name, you've got a Gift Tax (Form 709) to complete.