Everything you described screams hard money

I’m still amazed she didn't run away screaming.

Because it was a screaming good deal.....

Since the local market is still screaming hot,  we had our realtors stop by.

I think if you start out asking for seller financing from the start it screams "I have no money and can't do this deal without your seller financing" so I'd recommend establishing an agreement/deal first, and then seeing if seller financing is a possiblity.We had a panel of people who had successfully used seller financing, a few months back at RIREIG, so if you want to talk to people who have successfully found/done/created seller financing deals, that's one place you could go to make some contacts and ask about it some more.

I will likely only buy a house that I can get an inspection done on (as it will be my first), but sometimes screaming deals come across cash only, as is.

Great advice @Engelo Rumora My deals just originate from being part of the community...in 2018 I've bought properties from fellow REIA members who were downsizing, a bunch from investors who ran screaming from Toledo when the lead paint ordinance was in full-swing, had several just drop in my lap because everyone I shake hands with knows I buy their headache properties.Last time I checked my spreadsheet I was tracking 22 deals in the Toledo market that I was in process of considering...there's always opportunity, its just a matter of chasing down the deals, sorting the chaff from the wheat, and then making something edible at the end!

Renters holding 40 person parties (HOA not pleased), renters who call about a light bulb out and demand someone fix it now or face a bad review, renters screwing up the TV connections - even a couple renting a home for a teenage party that resulted in a bloody bedroom. 

I only jump in on a deal if the calculator screams to me, "buy this now".

As someone who has been ghosted by renters, threatened not to be rented to by renters, and screamed at by renters about how their listing says “no pets” when I disclose my ESAs (prior to signing a lease), I understand why they lied.