To sweeten the deal, I also have an 8'x8' Tuff Shed (about $1,300 at Home Depot) that was included in the sale.  

Or if the deal had to be sweetened with a 75/25 split- $22,500 for the investor and $7500 for myself.

I'm also self-managing for the time being, which sweetens the deal.

I may even sweeten the pot and offer to pay them a few thousand to help them with moving costs.

Might see if he has anything to sweeten the pot.

I would prefer a loan with a lower interest rate, below 5 percent, but if you run into the perfect property with multiple offers, why not sweeten the deal with an all cash offer.

I submitted my bid, using a buddy’s proof of funds, waived my own commission to sweeten the pot, and got the house!

You can even sweeten the deal with "sign lease with new owner within x days and receive..."

Unless you already have that $25 monthly PMI verified with your lender.The cashflow seems to be cutting it close, maybe try to sweeten the deal for you by getting some better terms to increase the cash flow.

Would this small regional bank be willing to finance it to your son under favorable terms to sweeten the deal, especially if the alternative would be HML with 10%+ rate + 2% in points to originate?