Charge the tenants a higher rent rate and include utilities with their rent.

While a western WA deal might not meet some Midwest cf metric like 1%, it will be above the market cap rate or below FMV of comparibles and give you options. 

Ask for a 70k payment and give them an interest rate that is 1 point higher than yours.

In San Diego at the current rates for a purchase loan (which has better rates than an ADU additions) at high LTV, I show 1% does not cash flow on a sustained basis.  

There will be multiple markets you can achieve a 7.5% cap rate especially if you're buying with cash.

I’ve had concerns about the crime rates so I’m trying to only buy in the better sides of town.

We don’t have an immediate need for the cash and current rates are attractive, so would love to hear what the pro/cons of seller financing are in this situation?

Quote from @Jimmy Rojas: I live in Arizona and homes here are sky high, youd be lucky to get %6 interest rate, I would be a 1st time home buyer, apart from being 1099 employed would Trumps real estate plans benefit the little guys like me? 

I also wouldn't touch hilltop with a 10' pole. struggled. old homes, over budget renovations, lots of issues. realtors push people here since it's the only place cheap houses close to downtown can be good but homes are 1900-1920.

Hey llina, as Jonathan stated below an LLC will not determine your interest rates.