This would need to be structured that if your rent is at or below your mortgage payment, the portion of the mortgage payment going towards principal is more than all other expenses (and hopefully more than budgeted capex). 

We would all love to have that note that has 5 years of perfect payments, 800+ credit score and a 20-25% down payment. 

For some buyers it would end up being less than a 2.5-3% commish, and for others more.The tricky part for the buyer is it would have to come out of their pocket in addition to the down payment, whereas a commission paid by the seller at closing is included in the purchase price and absorbed into their loan (usually unless paying cash obviously) so the buyer only has to make the down payment out of pocket.

It will be very difficult to cash flow in Austin using traditional LTR methods unless you put down a huge down payment.

These sellers might be more open to offers to accept payments over time. 

So it could take a decade to get to todays market rent. 2) it’s almost impossible if not impossible to non-renew a tenant, especially if you’re not an owner occupant. 3) As a seller, even if I could remove paying tenants I never would without a non-refundable payment from a potential buyer that covers all vacancies for 6 months if they fail to complete the purchase. 4) You MIGHT say as a buyer that’s worth it.

This can complicate claims payments for the named insured/tenant. 

There's no reason to provide details, though I do let people know if anyone asks that we do not accept bulk up-front rent payments or anything like that because I absolutely do not want a prospective tenant to think that someone else swooped in with a bunch of cash last minute.

It might make the most sense to just sell your primary residence and use it as 40% to 50% down payment on your future home. 

These are typically interest only and require a payment of 1-4 points up front depending on your area and the PML.