If there is, or may soon be, a better alternative use of the money you have tied up in this property then you should sell and invest in that.

Your monthly payments are going to be higher with that little amount down, but if a good option for getting into a place if the alternative is waiting another year or two to buy.

. $84,000 in equity)I have my Hard Money setup for the cash offer at 1 point and 11%.My current thoughts were to present them with two offers1-$15,000 down and increase the purchase price by $3,000 while we pay their PITI payment monthly2-$84,000 (all equity) at the same purchase price as the cash offer and pay them monthly PITI with an extra $500We dont close till July 31st so I have a minute to come up with an alternate offer just trying to crunch numbers and see if it actually benefits me this time to seller finance the deal.

I would suggest taking into consideration what's laid out in this New York Times article, from a NYU professor, especially when investing in a college town with little to no alternative industry to support quality renters. https://nymag.com/intelligence...

You may even want another member of the family (outside of your nuclear family) to review all the docs and strategy with her, to help eliminate any perception of ill will.

They'll get you in a deal and then drag their feet until you get past the 45-day point, even if its a bad deal.7) Alternatively, if you are looking all over the place, you may want to call the local office of a national chain of brokers.  

Or you can just go the nuclear option, tell everyone the rent goes up $500/month, let them all move and start over with new tenants.

I would highly recommend them as you vet alternatives...

Further, gold has hit multiple all time highs and continues to be more prone to a pull back than continued appreciation in the short term.I wont contest is value to diversify and hedge inflation, but it is not a great alternative for cash reserves in my opinion.

The rate you can offer is better than what he/she would get in an alternate investment.