If the seller is open to seller financing, I was thinking of putting in a full price offer with 10% down and maybe terms of 30 years with 4% interest rate.  

And yet another, recording a memoradum of purchase agreement to cloud title and then not releasing the memorandum in order to hold the property hostage for a fee, is a serious legal issue.And another, signing a purchase and sale agreement without the intent or ability to close, is fraud.

That said I am very particular when I choose tenants, so I think that helps give me piece of mind as well. 

I am thinking that can be offset by increasing rent periodically at the same rate.

@Tristan Gardner it is the lenders legal obligatin to give you a statement (i think it is an IRs 1099 interest) of how much interest you have paid each year. 

 I think changing from a “don’t rock the boat, keep rents stable for ‘good tenants’ ” mindset to a Vacancies aren’t the worst thing on the planet mindset as paid off in spades.

I think that regular rehabs are much easier.  

One of the best things about the Pandemic was it forced sellers, buyers, lawyers, and title companies,... that were stuck in the past thinking everything had to be face-to-face, to modernize so you can sit at your pool and close

I would keep the utilities under your name because if he/she doesn't make the payment who do you think is liable if its under your "primary tenant" name..?

For me, everytime I think my life is on a straight road next thing I know here comes an unexpected twist and turn.