I know I'm getting the tax benefits of depreciation, the minimal positive cashflow, and the appreciation on the property, but It's pretty much a long term play of slowly raising rents annually to increase cashflow, which will eventually get basically reset when my loan goes P+I in 10 years.

Being 30, 60, 90 mins away ensures you can touch your property basically whenever you want. 

I saw how that proposal is basically her giving me a 0% loan, but at the same time I believe that structure will avoid her taking a large loss (approximately 30k if she accepts a 300k offer).I do not know why she doesnt get a PM, I only share the facts of when she purchased it, the purchase price, and the reasoning she shared with my realtor as to why she is selling after such a short time period.

Managing your budget is basically advertising as needed.

One huge benefit of a private/HML loan is the strength of making an offer when competing with cash buyers.

"Inflation expectations" is a purely rational and logical way to look at it, but let's consider that bond market buyers/sellers aren't 100% comprised of Vulcans, and that there are highly emotional and irrational individuals among them, as well. 

Top Renovation Trends for 2025: Renovating homes isn’t just about updating spaces—We have found that it is about creating a lifestyle that resonates with today’s buyers.

I've worn three hats in the seller financing world (as a property buyer, as a property seller offering terms, and as an investor that buys seller financed note). 

In the end we presented evidence that no buyer would be able to finance it and got them to agree to 85% seller financing. 

So basically Redfin/Zillow/MLS is just not going to be a great resource for finding deals.