I want to build up my portfolio with good long-term rentals, but I have trouble looking for good deals.

I wouldn't go to all the trouble of a whole suite just to manage one place.

Seller is an investor who sells dozens of properties each year (some of them via fsbo) but ultimately give in and choose to let you list b/c they’re having trouble offloading this particular property OR want to spend their time on something else.

-Obtaining disclosures/reports: I have never had trouble getting copies of disclosures and inspections, agents/sellers will just send it to me when I ask.

Great deals are hard to find, that's what makes them worth the trouble.

Fences, basic landscaping, tree removal can put some nice padding into your margins as well. 

I’d negotiate a 15 year payout or you could have trouble with financing in 7 years. 

I'm having trouble with it.

Love the idea of helping out a first time buyer, may run into trouble if she's not the primary resident, check w/ lender but I don't think that'll fly w/o more of a down payment.

It's a great way to give them a better sense of the space, especially if they're on the fence about booking.