To make things more complex there are absolutely no other comps to compare it to in the area.

If it were me, I'd find another lender to compare the costs.

My wife is a realtor at Bridge Realty and it works great for her because she is basically only helping friends and family part time (while earning 100% commission) whereas Kris and others have splits comparable to 40/60, 20/80 -but also provide leads, more training and support, etc.

Generally speaking, if you don't mind the slightly higher interest rate, relative to a comparable 15 yr product, this is the most advantageous financing option in this rate environment. 

RealtyShares finances a variety of real estate property types including multifamily residential, office, industrial, self-storage, retail, hospitality, as well as single-family residences being used for investment purposes.

To make things more complex there are absolutely no other comps to compare it to in the area. 

Specifically, if you’re looking at seller financing, assuming buy and hold investing, comparing the 2 offers below 1.Seller Finance: $250K, 5% down, 30yr @ 2.5% = $11,261 yearly debt service2.Seller Finance: $184K, 5% down, 30yr @ 5% = $11,260 yearly debt service Over the life of the loan, the total cost is the same, the only difference would be the ratio of interest to principal in the total payment.

Depreciation - assuming the entire 1.5M is depreciated over 27.5 years means ~4500$/month that I can deduct from my income for federal tax purposes - so would need to multiply by my federal tax % to get an actual $ saved value (im a little hazy on these things, so please correct me if im wrong). doing so doesnt make this a cash-flowing deal with a mortgage, and still wont crack 5% ROI if i buy in cash.finally, here's a link to the biggerpockets calculator for this - https://www.biggerpockets.com/buy_and_hold_results...So, is this a very unattractive deal or am I missing something here?

I guess cheap compared to $2 million plus for small fixers over in Santa Monica .Downtown Culver City is nice , I remember when that wasn’t there .

I was surprised at the home prices out here when we bought (Dec 2017) compared to years prior but we still got a deal at 4.25%.