There's either a lot of clueless sellers or my sold comps are too narrow.

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Bank pushed us to 40% down payment so also executed a $85K seller carry-back loan to cross the finish line.

Jonathan,First off I would ask "Why Seller Financing"?

There’s an obvious housing shortage here in SoCal.

I'd also ask if you've confirmed with the agent the seller will consider only selling you 4 of the 6 (unless you have someone else that will buy the other 2)?

I've been a BP Featured Agent for many years, targeting multifamily investors and house-hackers.

Seller-financed note buyers are looking for a 9% - 14% return. 

Are there going to be banks involved, creative seller financing or all cash? 

In my opinion, dealing directly with the seller for the first deal can be difficult.