On the personal finance side, you should work to reduce your debt.

I wouldn't post publicly on the internet that you are planning to quit your job.

If you can either cut or drastically reduce your living expenses by living in one of the two units. 

@Jeremy VanDelinder You don't have to give away all your secrets in a public forum, but how do you locate your properties? 

Our 20th century public schooling conditioned that. the truth is, you get to decide.

The idea isn't to commit fraud, quite the opposite, that's why I'm asking on a public forum. 

You raise rent and reduce expenses to increase NOI to $10,000 (10 cap). 

Additionally, if investing is something they are interested in, it is likely not going to be in note investing or real estate because their likely method of investment is retirement/401k.So, on one occasion, before I even considered seller financing as a viable option, I researched to see who the seller was via public records and whether they owned multiple properties.

Functional improvements will reduce your risk of liabilities in the future.

Perhaps you can reduce expenses-perhaps not; but you need to up the revenue or get a substantial reduction off that asking price to make it worthwhile.