Then I'm looking at the active comps in the area as well as what the market in that location has done over the past month.

If you have a buyer's agent, you should have already signed a buyer's representation agreement and that fee/commission is disclosed in that document so you should very well know what that charge will be.If you were the seller and going to owner finance the property, what would you want to see from the buyer that tells you that they will be able to pay the mortgage moving forward. 

The biggest problem I see with seller financing is the cost of repairs (as well as holding, selling, etc.)

While I don’t know their program or them, I’ve yet to see a mentorship program that cuts the time necessary to obtain the knowledge required; that has a monopoly on any tactic, strategy or technique that’s not common knowledge; and or that provides any ongoing “help” that’s anything but “basic”.If you’re not well versed in principles, finance, and law, either read books on these, attend college classes, or take a course(s) leading to real estate broker (salesman) licensure.  

That being said, every FHA loan has UFMIP which is 1.75% of the loan amount, as well as monthly mortgage insurance pmts that are about 0.5% of the loan amount annually.

Well, then I'm interested in seeing the answers out of curiosity.

Granted once I rent out the unit I leave, after vacancy and everything we would cash flow almost 400(minus heloc as well)All the deals I find.

FHA 203(k)The FHA 203(k) is the most widely known renovation loan, but did you know about the Fannie Mae Homestyle Loan?

Happy to assist you and your wife in any way that I can with your funding needs as well as advice/input on your projects. 

Would love to get a copy of that spreadsheet as well.