I’ve never done a seller finance deal and I want to make sure whatever I offer isn’t so unusual that her lawyer or advisor shuts it down right away. 

Howdy BP,Right so this is a bit of a long one but I will try to keep it brief! We have been very fortunate in our RE careers to not have any serious issues with tenants at our properties. That being said, we have now ...

Definitely sounds like something systemic is causing these units to go down as that is a very unusual amount of needed replacements

They said there would be no reason unless there were properties own in Wisconsin (WI) or some other unusual situation.  

Bend and twist and and whatnot. 

One month is an unusually long time and your lender should know that.

In addition to numerous tradition RE related investments (most individually owned but some as LP), here are our unusual investments (both are RE related, but not what is common on this site)- I have mentioned this one a few times on BP, when fracking was just starting to be known to the general public (near turn of century), we purchased mineral rights in North Dakota.  

BUT, if the property is listed FSBO, it's a regular ol' average joe trying to do the work of an agent to save a buck.. and doing it badly apparently. it's not unusual to say 'we don't want to disturb every tenant without a signed offer,' but they should have interior photos of at least most of the units.

The good news is that there is an unusual split in the market now, which won’t last forever, of which you can take advantage.Residential properties, at least in SoCal where you own, are still selling for relatively high prices.

We feel good about this as it almost sold awhile ago for this exact amount and has been appraised around this as well.I'm in the unusual position of being able get financing from a private lender.