What suggestions do you have to sweeten the deal?  

Usually when they ask you to use their lender they'll sweeten the deal with some kind of incentive.

Also, any other amenities I can offer to the buyer to sweeten the deal? 

@Vladimir K.Hi VladimirA couple of reasons: The property is distressed and bank financing is difficult to obtain, the sellers want to defer capital gains and like to receive monthly payments, the sellers are motivated and want to sweeten the deal.  

It was a money losing job in a sense because it was a freebie to sweeten the deal but it made the overall deal ok.

I don't have access to "cash" yet but am looking into partnering where that may be possible to sweeten the offer.

I'm working on getting a new realtor to pull comps for me, haven't heard from the first one I talked to since Monday, she sounded a little miffed about the fact I was asking her to do work for me on a FSBO (although I did try and sweeten the pot by saying I was trying to build a relationship with someone for when it comes time to resell.)  

Assuming all your numbers are laser accurate, buying the whole building and not half would sweeten the deal much more.Now, onto the numbers:$20k purchase + $46k rehab = $80k ARV? 

That way, he'll get a lot more up front.If you don't have the credit or reserves to go to a bank, you could either negotiate the down-payment lower by sweetening the pot some other way, or get an investor to front you the remainder or the money you need (get a loan from them, make them an equity partner, etc.)

If it were me, I'd buy the note with contract of sale for no out of pocket cash to noteholder and push all possible risks onto them, using my skills to foreclose, clear title, capitalize, repair and prepaid for retail resale.To sweeten pot, offer listing to him if he's halfway competent agent (have my doubts).