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...

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.  

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.

Fast forward, following a m/v accident with physical therapy and temporarily moving out to stay at nearby ground floor level house with family I thought I was ok and returned home.

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

My multiunit is being fumigated and I am providing some money to the tenants for alternate housing. 

Is there an alternative method so I canreport my income only as that is how the others accountants are their returns, I just dont know how?