My concept plan would have saved all timber except the Timber that was needed for road ways and building sites.... ( still about 250k net to me in timber value..)So does not happen.What does doctor do..

I'm assuming you're not paying yourself a commission (except what you owe your broker) since you're keeping all the profit from the sale.

Schools are not good at all, they are bad in fact except for Windy Ridge the elementary School.

I'll admit that I had the inspection report before purchasing the property last year, but then I did nothing with it, except for getting some money towards closing because of the known roof issue. 

I actually asked the lender for an exception and was met with a hard no.Checking the loan docs is the best recommendation.  

I have all my properties using loan so they are in personal name except 1 which is under my LLC because i paid cash for it. 

(except bathrooms) 

The exception is if you have a 15 year mortgage vs 30 years.There are pro's and con's to both.  

If we start talking about IRR, instead of CoC (which is the logical and intelligent thing to do) those 10%, 15%, and 30% numbers become a lot easier to hit...except IRR involves exiting the property, meaning the money will need to be reinvested somewhere else to keep earning you a return.

For you, as the Buyer, there is no difference between Seller Financing and Bank Financing, except that you would bypass the loan qualification process that the bank loan would involve.You buy the property, you own the property, the Seller has a lien on the property which he will foreclose on if you stop making payments on the debt that you owe him.