So owners aren't typically open to financing deals at the same rates banks are loaning at?

Typically I'm looking to set this up in the Braintree/Brockton/Bridgewater area. 

At a quick glance this is what I am seeing: You’re putting in $5,100 Your gross rent is $1,650 If you take out 10% for Property Manager and also remove 5% for Vacancy (2 months every 3 years) then you’re left with about $27.50 per month, which sounds really ugly but when you look at COC you’re actually getting 6.5% which is pretty typical to what I have seen in this market with 30year loans.

What type of tenants typically live in places like that and are they easy to find? 

My only exit strategy would seem to be resale with appreciation bc at $420K purchase price (new build in nicer area), I'd never generate $4200 monthly rent (typically around $1800-1900 here).

You would typically want to have your contractor walk the property with you before you make your offer so you can factor the rehab estimate into your analysis and then you would have an inspection done immediately after you get the property under contract during your contingency period to make sure there's no other issues.

If we contact one, will they generally put us in touch with the other professionals they typically work with, or do we go out an find our own?

Typical motivated seller phrase: "I'm out of state, I just wanted to get rid of the house", etc.What caught my attention is that he says he's been living out of state for nearly the length of an entire high school career.

I'm sure I have to record a "note"....but not sure how that happensI know all terms are negotiable between us, but what are "typical" interest rate and termsThanks for your time & advice!  

These two together seem like a red flag, or is this a typical appropriate attitude for a seller to take?