Some of those red flags kind of carries throughout your posts here on BP.I'm sure you're a very nice person, and you seem to have a can do, take action attitude.

A smart agent knows that a loyal investor will carry them through the rough times when retail buyers are riding out a rough market.  

Are you carrying a note for him?

That actually provides a rough return of 12-15% annually before maintenance, capital expenditures, vacancy, and any carrying costs (i.e. loan interest).

For example, the seller may want a $150,000 sale price and being willing to carry a note for one year at 6%.

I need the owners to carry about 30% financing on that so any suggestions on how to write that offer would be great.

On my properties I carry "loss of rent" on one of them. 

For example, a servicer may be required to have recorded phone conversations kept on file, they have time limitations in answering inquiries, records of borrower interaction are required and the note holder carries the liability for compliance. :) 

Carrying a lot of debt doesn't help either, but I have made all of my payments on time for almost 20 years now.  

This carries a lot of meaning going forward.