Anyone have other ideas I could use to sweeten the deal for him? 

When selling, I always prioritize cash offers unless the financed buyer sweetens the deal.

You either sweeten the deal or ask for EMD refund.

I want to offer less than asking price, but sweeten the pot by letting the buyer know that I'm not going to push hard on repairs unless there's something really wrong with the house. 

Unless you are planning on getting out of the deal without reason it would make sense to put an EMD in to sweeten the deal.

I will try and give you the best breakdown of the deal and maybe you can give me some options to maybe sweeten it or not lose it but at the same time of course I want to make as much as I can.  

Any suggestions on ways to sweeten the pot for her?  

If your cash out of the building is 1.3 times the mortgage payment, you should be fine (that is what they call the Cash to Debt ratio), assuming that you own this in your name or you co-sign the note with the owning LLC, your income will sweeten the pot for the bank, if you have a ratio of 1.3 or above and the bank says no to an 75% LTV ratio, go to another bank.

Assumptions will definitely sweeten the pot for a buyer-seller transaction particularly when I locked in such a favorable interest rate.  

You can tell what the property looks like but you must know what market rates are.If you are going to be a wholesaler, please learn what investors want, what is market cap rates, and what are going rental rates.I think owner financing sweetens the deal if it is under market rates.