I am guessing they probably raised $15-25M from investors for the deal, so while the bank would still be covered investors would appear to collect maybe 10-20 cents on the dollar if they were to liquidate.if that's the case then I don't see buying one year really does anything unless I am missing something ? 

I do have reserves to cover contingencies.Let's just say, I'm satisfied with those numbers.Had I had to use a bank, I would have had to put down 20% for $33,000, plus closing and my payment on the remaining would be $1400 PITI including HOA. 

Working with a local bank it was a breeze.

Creative & Seller Financing OverviewSeller financing allows the seller to act as the lender, enabling you to purchase without traditional bank involvement.

started the interest rate at 8.5% and wrote in the contract that their interest rate will change anytime my bank loan's changes (every 5 years) and will always remain 2.5 interest points above...for what it's worth...i have another under contract that hopefully will close soon..i'd be interested in hearing about this wally wrap as well bryan...what was that?

Quote from @Stuart Udis: You can also reduce your transactional costs by using a bank construction to permanent loan with an earn out.

I applied for a HELOC and when they ran the title it came up that the 8k grant is actually a second "soft" lien against my property that will go away after 5 years which prevents this bank from allowing me to have a HELOC.

Can I personally take that extra finance money tax free into my own name or personal bank account to do with what I please, or does the refinance money have to stay in that Llc company and I cant use it personally.

That is your denonimator.You also take the cash flow you get from rent minus all your expenses, so at end of day how much $ is in your bank account for the entire year.

Start their own consultancy (either recruiting agency since they are the top recruiter like I did, or if they were pentesting for different clients like banks, fortune 500, etc, they start their own pentesting consultancy/firm).