Motel's being converted into LTRs can be a creative way to improve vacancy and cash-flow overall. 

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

If you are investing for the long game, I say go for it - we have to be creative in this market to make things pencil. 

So it's important to ensure you have records and the issue is that sometimes guests go in with lotions etc. which cause irritation. 

Key Factors for a Good Seller-Financed DealCash Flow: Rental income should exceed monthly payments (PITI) by at least 1.25–1.5x.Purchase Price: Compare to ARV and market value for fair pricing and equity potential.Interest Rate: Aim for competitive rates; higher rates must still allow positive cash flow.Amortization/Balloon Terms: Favor longer amortization and align balloon payments with your exit strategy.Down Payment: Lower upfront costs reduce risk but should meet the seller's expectations.Flexibility: Seek no prepayment penalties and fair late-payment clauses.Property Condition: Ensure the property’s condition matches terms through inspections.Seller Motivation: Assess the seller’s willingness to negotiate favorable terms.Exit Strategy: Have a clear plan for refinancing or payoff at term end.Portfolio Fit: Ensure the deal aligns with your financial goals and risk tolerance.Vetting multiple deals and consulting professionals is crucial to making sound decisions.

I would ensure that she receives the necessary notices as required by your city.

The first bit of advice I could recommend is to hire a CPA that knows real estate to ensure you are not missing the easy things.

AccountantsRole:Accountants take financial data and make sense of it, ensuring compliance with regulations and helping business owners understand their numbers.

Research school districts, consider value-add opportunities, and partner with local experts to ensure your investment aligns with your goals.

If you’re serious about doing deals, especially creative ones that most people don’t even consider, his community is worth every penny.