If it becomes an issue in terms of attracting tenants and lowering vacancy, the building owner is going to have to become proactive and solve the problem.        

@Cj HolsterIf you are local to the area I would suggest going through associated bank or educators as in the past the have been more buyer friendly.Personal experience I have 2 properties with educators first was in 2017 and they offered a very attractive first time home buyer program, I would inquire to see if they still offer that, I used it on a 4plex.Feb 2020 I closed on a Kenosha duplex with Associated bank with 15% down and they offered 4K towards down payment for qualified buyer.

It’s less attractive for eager buyers but it won’t put your sellers under the gun.

As Amish Tolia said you were light on some stuff but conservative on others and overall if it’s in good shape has a chance to perform nicely, especially if you included the debt service from the HELOC.If stuff at these numbers is attractive to owner occupants as opposed to just investors then exit is much easier (and more profitable) and you have a few thousand in pay down to include in your overall return.

In our current economy I would expect that notes on land would have one of the highest default rates, so frankly as a note investor land would be one of the least attractive asset classes that I would want to place my capital into. 

So if you're insisting on owner financing, you will likely have to come down in price to attract the type of buyer that would accept owner financing vs. bank financing.Or, it could just be your marketing and potential buyers just aren't seeing the house.Question for you: why do you want to sell using owner financing? 

I can't offer a cash offer and quick close due to my FHA financing, so I am looking for other ways to pitch myself as an attractive buyer.My initial though was to attach a picture of myself with my dog and pushing the "we are looking for our first home together" pitch for an emotional appeal.2.

If you're planning on selling the property soon, it'll be easy to get a realtor to advise you on what renovations attract buyers and which renovations bring higher sale prices. 

Augusta's proven to be a very stable market with attractive industries like military, medical, cyber, manufacturing, tech, etc.  

Not sure if I am missing anything but above seems like an attractive opportunity.Appreciate any insights.