Has the seller hinted or suggested the lowest offer they'd be willing to sell for? 

Make sure to set up the operating agreement (which you hinted at) with good details.

, credit scores are great, and they have big fat down payments (which could hint at their "real" income that you won't see on tax returns).All the data that I've read says that non-QM is outperforming FHA.

I will give you a few hints on who to use when you interview a lender:You are the customer. 

My wife has been hinting at working part time and closer to home.

Hints, solo 401K is when you are self employed.

Most lawyers are conventional and don't understand creative financing - so when you find a lawyer you should be prepared and ask  these questions:Loan amount - principalfor how long - term what's the interest rate (or it could be a "principal mortgage - that is NO interest - all payments go to pay down the loan - my favorite - learn how to ask for this great mortgage) balloon payment, will  you have a right to discount for early pay-off, will you have the right to substitute collateral in the event you sell the property (no need to pay off mortgage - just walk the loan to another suitable equity that you own - this way you keep all the proceeds of the sale with no need to pay it off to the owner - you still owe it - but just have another collateral)will you build in a "first right of refusal" in the event mortgagee has an offer to sell the mortgagewill your mortgage be recorded or will use a promissory note - not recordedwill seller require co-signer or a blanket mortgage - will seller stay on as a joint venture/hybrid partner for a percentage of the resale profit in lieu of a purchase discountYou just may only need a title company - they can get the job done for less money - lawyers are expensive - talk to a seasoned local investor for hints on asking and getting seller financing.For us investors, seller financing is the best loan ever.Wishing you good luck ---- Charles - Baltimore Maryland

The stars aligned and I had too many hints...

[New hint: look for asset-based Lenders, who lend against value & cash flow].But my main point was/is: All your Brrrr Buys "MUST be bargains from day one!"

The number of days on market will be a good hint, but compare his DOM to that of similar homes in the neighborhood.If you decide to make an offer, make it subject to a home inspection to include all of the interior and exterior, with the right to re-visit with contractors if necessary.