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 overhead to start a company is low, but the cost to scale is high. 

The price is about as low as you can go in Southern California.

Or you can offer a low enough price to make sense.

Conservative and low risk. 

These range low 500s to the mid 600s.  

I usually have very low turnover so I was hoping to organically grow my presence and name brand so that I had more visibility in the marketplace.

If he must attempt to get the low interest rates of 2021 on this deal, I suggest that he instead look for assumable loans.

I have a wife and 3 kids and the weight of their futures on my back.

In my area, they charge transfer tax on the assessed value rather than the LOW sale price.