Either way its good to buy end of year as most builders and sellers are offering seller credits or builder credits to use towards closing costs or to buy a rate down to help get a lower payment.Even if you wanted to buy a strater home like a 2-4 unit as a primary again you only need to put 5% down. 

Seller financing will be "golden", turn-key is the awesome sauce, and with a target of APPRECIAITON, so appreciating market NOT based on hopeium but on MATHS.

@Scott GorhamSome of the strategies for buying a property if the original mortgage stays in the seller's name would be subject-to or a wraparound mortgage.

It sounds like you've got some motivated and cooperative sellers. 

Most sellers will laugh when you ask them to reduce the price by 3% because you're not using a buyer's agent.....You can buy and sell your own  properties without a license anyway...  

There are other ways around this such as seller financing or private money lending but that is an obstacle you should be aware of. 

Oh also number one skill to develop regardless of the route you take is being able to identify and get in contact with motivated sellers.

Examples could include:Partnering with other investors to share risk.Using seller financing or lease options.Leveraging creative rehab techniques to save on costs.Negotiating with contractors in a unique way to reduce expenses.I’d love to hear any stories, tips, or approaches that helped you pull off a deal others might have instantly passed on.

New unit: 4-unit multi family in which 3 units (with existing tenants that will carry over from seller) will remain investment; I will move into (currently empty) 4th unit AND USE as primary residence with primary mortgage.

Hey Mike I wanted to know if I wanted to seel you my home with seller financing and I  wanted to transfer title to you the buyer. unlike contract for deed WHAT is the instrument they use in Wisconsin.