I'm trying to come up with a good way to present a solid offer to the seller for seller financing that would would be favorable so it would be a very sweet deal for him that he couldn't pass on. 

That tilts my opinion slightly in favor of a composite material.

It's a great way to pay them off faster and you can refinance a few times if the rates are in your favor. 

Political maneuvering/postering aside, I think city council is ultimately in favor of any affordable housing/homelessness solutions, so despite this initiative not making it on the ballot for this November, it's probably only a matter of time before Boulder raises the limit.

Make sure to get the lien favor signed before you make any payments and do not make the final payment until the job is 100% complete and punched out.Once you establish a good relationship with a solid GC you shouldn't even need to do deposits or even draws on smaller projects.  

I think COVID is a short term trend and will likely fall out of favor in a relatively short period of time.

I did see Austin mentioned as having favorable prospects for real estate investors.

@John Settles do me a favor, will you?

With that being said, the short term rentals that are doing well have the following characteristics:- Private single-family houses- Private pool- Excellent cleanlinessMy conclusion is that in the future travelers will prefer local travel (vs top-10 destinations, hotspots), and will favor privacy, contactless check-in and check-out, and will not want to share amenities and common areas. 

This is the most popular way to raise money for private offerings and the exemption offers many features that make it favorable to others.