Either way its good to buy end of year as most builders and sellers are offering seller credits or builder credits to use towards closing costs or to buy a rate down to help get a lower payment.Even if you wanted to buy a strater home like a 2-4 unit as a primary again you only need to put 5% down. 

Oh also number one skill to develop regardless of the route you take is being able to identify and get in contact with motivated sellers.

Seller financed deals are nice but still often require a down payment as well and can be much harder to find than deals you can finance through some form of lender.

I'll see what I can get out of the seller.

It sounds like you've got some motivated and cooperative sellers. 

Examples could include:Partnering with other investors to share risk.Using seller financing or lease options.Leveraging creative rehab techniques to save on costs.Negotiating with contractors in a unique way to reduce expenses.I’d love to hear any stories, tips, or approaches that helped you pull off a deal others might have instantly passed on.

Quote from @Kevin Prasad: Hi all, I’m looking to negotiate a deal thats a mix of seller financing and conventional lending.

There are many great advantages to being a buyer or seller. 

Her plan is to get the absolute most she can from the duplex so I suggested seller financing.

New unit: 4-unit multi family in which 3 units (with existing tenants that will carry over from seller) will remain investment; I will move into (currently empty) 4th unit AND USE as primary residence with primary mortgage.