I want to keep them happy on the first 3 so they trust me on the remaining 8.My plan as of now: Ask if they will meet me for lunch or at the building so we can talk about the property. 

@Oleg Serdyuk The guy is not motivated. 

You would be amazed at market shifts right now, and if sellers are motivated by whatever it is that is going on their lives, you can create win win scenarios. 

Some gurus have an even darker motivation to suggest newbies spend time developing ‘a team’ first.

She has a lease agreement with 7 months remaining.

My parents were gracious enough to sell us the home for their remaining loan amount.

My question, would banks make us still have our own cash in to the deal or is it possible to get the bank to finance the 80% and the seller finance the remaining 20% to have a no money deal?

I am new to REI but I am a hard worker and very motivated.

Thank you for all of the motivation to move forward. 

That being said, that is still a decent spread.You need to understand your investor's motivation.