Debating on whether I should ask him if he wants to invest in a property together so maybe I could get a better discount on the home improvements and also get to go through the step by step process on the house rehab.

Our business partners want to make some improvements to the house with the 7 yr tenants in it - it does need carpet, some minor mechanical improvements, etc pretty badly but they want to use money from the checking account to pay for it - the house is within 3 years of being paid off and has more than enough equity to cover it. 

Good choices could be either utilities, or hardware/home improvement stores. 

Toledo is also now ranked the #2 city with the most improved parks in recent years, as the city government has been spending a lot of money to revitalize its parks. 

The good news is that you, as the borrower, would be able to discuss the property, great sales comps, and highlight it's improvements (if any) and put it in the best light as possible to help influence the appraisal.

Our tenant just moived out and made several unauthorized changes to our house, including installing a Ring doorbell (which was removed, leaving two large holes drilled into the brick) and installing an outlet and ethernet connection on the wall above the fireplace (which he sighted as an improvement, but I'm not sure most renters will install a 40+ in mounted tv, making it an eyesore on the mantle wall in my opinion).

We have taken a couple new photos to show improvements but many of the stages photos are still applicable. 

Only things I can think of are HVAC filters (tenant every 3-6 months), batteries in smoke alarm (tenant twice a year). 

So in light of recent events the chances of a smart seller doing their own financing may improve over past practice.Another form of seller financing is called a Contract for Deed. 

@Jeremiah StrubleProfit/Loss Statement from the last 12 months (also known as the trailing 12), last year's P&L, and rent roll/occupancy with lease start/end dates.Then ask what improvements have been done over the last five or ten years and what needs to be done in the next five years.These are decent conversation starters if you can get all of the answers.