If she understands the value in rehabbing and you think you can manage it, she may be willing to carry the house, so you don't have to find financing.

(See why I self-inspect with seller-carry?? 

If I have to hold the properties for very long this  (6 months), I would not be able to cover the carrying costs.

He really wanted to help these people and ultimately he hurt himself by carrying several hundred thousand dollars in mortgage payments where he had to fix the rentals back up after the non-paying tenant left.  

It was kind of a deal breaker for me being as I would not be carrying any walls down anyways so the electrical wouldn't be touched.

You achieve your goals, now see if you can achieve the seller's goals, might delay the RE commission or part of it, the agent might carry back a note for part of the commissions and interest on that should easily be covered by you in rents.

It's not unusual for investors to feel reluctant to mandate their tenants to purchase renter's insurance, but I would propose some benefits to investors and then have a suggestion as to getting your tenants on board with carrying it.1.

Seller wants 10% down w/ closing costs and they carry 'back Paper' @10% amortized over 15 year.

I'm about $4k over my max purchase price...So now, every dollar I can save my friend by selling to me instead of a third party means I PAY less on top of the net proceeds of sale, effectively reducing the purchase price of the property for myself - -so yes, the seller's costs DO in fact carry over to benefit me in a way. 

It's the best and least costly way than what you're doing on your own. 4 weeks and no offers has to start hurting your carrying costs.Can you send the address so we can look at your work?