I wholeheartedly agree with @Bill Hampton that the local REIAs (and there are a few) are the best way to get started.Also, I urge you not to attempt seller financing without solid, state-specific training and documents.

Don't get me wrong, they still look at you and want to see your net worth equal to the loan amount and solid cash reserves, but they also look at the property.

Can anyone provide any advice for what a solid and creative offer could look like? 

They require a solid track record on the sponsor/developer (you!)

I believe I have 3 solid exit strategies (thank you Josh and Brandon from BP).

@Nghi Le is right to consider transfer taxes (I am just talking about income tax in my post).Just make sure there isn't a "Due on Sale" clause in the contract before you do the transfer.There may be some solid tax strategies and significant savings around entity structures available if you plan to make this something you repeat.

I came across sites such as mashvisor and airdna which seem to be provide solid information for novice investors like myself.

Either way, sounds like a really solid deal based on the info you provide, especially based on the cost. 

If you are ready to jump and can only afford a C/D area, then your best bet is to find a solid property manager that works the neighborhood and can take the burden off you.

The only thing I am missing is a solid ARV on the property.