Each of these variables seem fairly flexible, so we are just trying to make sure our offer is in line with seller-financing norms.

research comps in the area to ensure you can get that price

I've done a fair bit of reading and have learned to account for r&m, CapEx, management, vacancy, taxes, insurance, and accounting for the first year or two of building reserves.

Before each listing, I do a fair amount of market research to see who I'm going up against. 

You haven't mentioned where the property is but you should speak to an expert in that local market (property manager, lawyer) on what steps you need to take to ensure you show the tenants the door legally and efficiently.Good luck!

[I'm sure that today's calculators can ensure that eviction could be equitable, dollars-wise!]

If after they walk the property they like what they see and it all makes sense, then you'd have them sign the assignment contract and send that over to your attorney/title company.From this point on it would depend on who your attorney/title company is but it should be fairly simple.

If there weren’t a loan involved, transferring property from an individual to an LLC is fairly easy and is something that is done somewhat regularly for estate planning.

This means that with a good tax professional and some tax planning you should be able to reduce your AGI to ensure you meet this allowable loss limitation. 

That's what I would recommend doing to ensure that the rents you will get in the future will be similar to what they're projecting.