Have had my real estate license in all three states Am back in ROchester a few months a year  Out of curiosity looked at some rentals available in Rochester in the cap rates destroy what I see most people buying here on bigger pockets in other areas of the country  I feel I really must be missing something or is it actually possible to buy units 25 grand each and on a quadruplex net 19 grand a year in B neighborhoods?

This is probably a more complicated measure of seller financing because the real estate can be destroyed and the buyer would back out or the assets would appreciate significantly and the seller would request more money.In the above case - I guess the buyer could buy the rights to the income from the seller until he brought out 100% of the LLC.50 is still a young age - I was thinking they would benefit from deferring the gain as a result of inheritance and getting a step up of basis for their heirs.Sorry if I misunderstood your LLC scenario.

LENDER REQUIRED REPAIRS AND TREATMENTS: Unless otherwise agreed in writing, neither party is obligated to pay for lender required repairs, which includes treatment for wood destroying insects.

It's hard when it's a personal residence,  but if it's going to be a rental, I always look at things and say "what's the hardest to destroy?"   

What happens if a tenant destroys the place (not wear damage or neglect).

However, tying up property without the ability to close the deal is the fastest way to destroy your reputation.

Inside I found the tenants had destroyed the bathroom tile and left me a bag of pot which took me 8 hours to turn into the police. 

One of the units was destroyed by a tenant and need about $7,000 of rehab. 

If someone would have needed to pull a large amount of money out of their income funds in 2008 when the stock market tanked to cover an issue with real estate, this would have destroyed the 10 year average for their own stock returns.Sounds like you have done well with your strategy when measured over the past 10 years, but your strategy isn't the right answer for everyone. 

Please, do yourself a favor and call a LT lawyer and do not wait another second.I'd also be prepared for her to totally destroy your house as you lawyer-up.