I had a seller, the day she was going to sign the break in happened the night right before that.

MAYBE you could search for sellers that have a very flexible closing schedule?

During the Maverick Investment Group webinar, ABC Baltimore made the following guarantees that were also in our final contract with ABC Baltimore-1) If the rehab takes longer than 120 days, the seller (ABC Baltimore) will pay us a rental guarantee of $1400 per month.2) If the house after rehab is completed appraises for less than our total purchase price of $106,000 then the seller will buy the house back.Assured by these guarantees in the contract, we signed the contract for $106,000.

I am doing this now and included Seller's transfer tax.

Of course, this makes best sense if you can make an agreement with the seller before buying the note.

The seller of 22 properties is in a tight spot and needs his properties sold ideally within 60 days.

Seller financing How did you add value to the deal?

If they do not qualify because of poor credit or income issues compared to being self employed etc there are differences - but typically people don’t qualify due to poor credit and people will seller finance to these borrowers thinking they woke up at a holiday inn and got a finance degree when in reality they repeat their past mistakesRemember the definition of insanity is doing the same thing over and over again expecting a different result

Can't the seller disagree to the repair concession?

FHA does have the benefit of max seller concessions being 6% so if your realtor can negotiate for that it can really minimize your cash outlay.