The biggest reason I did this is so I can step in and make the payment if my buyer does not. 

In the last years seller financing has become a very rare thing - bank money is so cheap, that only very weak buyers will prefer it and to buy often times a less than great deal.Step one would be in my book find a local commercial broker who is willing to represent you.

First, I completely support doing any deal that is so far below ARV.

Oh Man in real estate investing this is so much more common than one would even have a clue about.

Only 16 days in have all but two units filled facebook market place is so powerful in a small town!

We have saw some of the least amount of impact relative to the rest of the country in 2020 and 2008 just because the demand is so high here.

This is why it is so important in due diligence to always vet your sponsor.To answer your specific questions1.

And since the state is so large, there's more opportunity than any other state for MF.

I'm not sure what your income is, so it might support it. 

I realize a sample of one is real small and that she did minimal research before proceeding but she is so far negative on this ADU conversion that even with better contacts and research it would still be negative.