People who have money may prefer to seller finance but if someone is retiring they most likely don’t care about a higher sales price they want to avoid the riskYou mention ou have a 100% close rate - then why not just buy it was traditional financing if you really want the deal?

There could be a lot of new builds going up in the outskirts of a city, but existing properties in the city closer to amenities may still be desirable. 

Prices are high the closer you get to the lakes.The average home price in the greater Boise area is around $480k, Donnelly and McCall are just over 700k.

Auction Sites or Distressed Property Listings: Sites like Auction.com or Hubzu sometimes list properties that need work but are in decent locations and within budget.Given your experience with renovations and your budget, exploring these options might get you closer to what you're looking for without having to compromise on property age or potential renovation challenges.

Each step brings you closer to achieving your dreams, and with careful planning and perseverance, you’re sure to find success on your real estate journey.

Sometimes they will contact me directly when they are getting closer to retirement and decide to downsize some of their holdings.

Hopefully that “buyer” was a flipper and the property is worth closer to what you think it is.

@Ori Skloot  If you are paying your employees $ 27 an hour , with withholdings , workmans comp , and the other related costs , they are costing you around  $ 38.00 to $ 42.00 an hour The true cost of your labor was closer to the $ 9000 mark . 

Closer's error or not, that doesn't change the fact that money was borrowed and is still owed.

As you get closer to investing, network through meetups and online communities to learn from others.