If I sold, I think it would be by a hair that I can offload the property for the balance despite a tax value of $440,000, but it would get it off my books completely and free up my VA loan to purchase again. 

Over the years, I’ve learned that offering tiered returns can be a win-win strategy—it rewards investors for their level of commitment while helping us maintain flexibility in our business.

What are the pros and cons of each, and which offers the least restrictions, flexibility and cost savings for my intended purposes?

You can offer whatever you think is appropriate and message the seller with your reasoning.

Now, moving forward he offered for us to take it over completely.

Additionally, many deals tend to fly under the radar, so networking within organizations like NARPM (National Association of Residential Property Managers) can help uncover opportunities.If anyone reading this is considering selling their property management company in Texas, feel free to share—I’m genuinely interested in connecting.

Instead of discussing the possibility of owner finance with sellers - what if I offered the opportunity to  JV where they are the equity partner?   

The reason I am trying to free up this property is I would like to have an adu built on it eventually.

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new houses are getting sold for 600K, old houses switched to multiple offer selling model, just like some places in GTA.