And yes I've seller financed RE too via traditional Note and Mortgage (security deed).But I sell on land contract / contract for deed (the same) as well when:- deal price is so low that the closing costs ($2-3k) is an unfair expense for the buyer to pull out of pocket

It might be worth it to him to get out for a low offer...

Any other low-risk options or should I stay on the track I'm going, pay as I go???

Any other low-risk options or should I stay on the track I'm going, pay as I go???

Gifts and affirmations are low on my love language list, plus I'm pretty emotionally flat so LLing is perfect for me. 

I noticed that your expenses besides the mortgage seem to be quite low.

It is in a great location which has kept vacancy super low in the past 9 years we have rented it. 

This is a typical builder ploy to keep the fee low by subsidizing the HOA.  

Here's the link to that https://dor.sd.gov/Taxes/Business_Taxes/Publications/PDFs/CETGuide.pdfAs far as analyzing your deal, it's a no-go for me. 50k purchase and 20k rehab (pretty low estimate, and you have to build in a rehab contingency percentage for things going wrong) only leaves 30k for all of those costs, and with a 100k property you're looking at potentially 5-6k for the realtors alone.

I was thinking that this could all be counteracted by just a really low offer with an explanation of all the issues.