I have the money to buy now but I would rather do creative financing and use as little money as possible out of my own pocket. looking to start with BRRR method but maybe should start with a wholesale first to fund that?

It is entirely possible that a Sponsor can be approved, but an individual offering may not.This industry, like all real estate, has its ups and downs.

Whenever I show the property, I try to make it as clean and organized as possible so that it looks appealing to whoever is interested.

Make sure the zoning, local building department/regulations, and neighborhood allow you to put a tiny house on your property and rent it out.If that is not possible, using that money for the next property makes sense.In general, I think increasing housing density will help provide more badly needed housing affordably.To Your Success!

I’m a local realtor and can help you out as much as possible  

I would like to be in the partnership for the least amount of time possible but want to be sure I can present this offer as worth his time, which is very valuable. 

Just get it under contract as quickly as possible... an multi- page realtor supplied purchase contract often does not afford you the luxury of time.  

However, I didn't lay out what that seller financing offer would look like because I'm really not sure if a deal can be made or how that financing would look.I'm hoping to find a way to get the home owner some money in her pocket if possible, although I need room for an investor to fix the issues and hopefully buy the lot back from the auto repair shop.

I cannot imagine that having 1 thermostat for 2 units would be possible especially once we move out and have tenants in both units. 3rd unit dilemma The 3rd unit is not finished.

Possibly some questions to ask yourself: How much higher is the cash flow in Akron?