I’m open to creative strategies and any other suggestions you might have.

Does this sound like a creative financing method that will work?

There are some creative financing options and unique properties that might align well with your goals.I'd love to grab a coffe sometime and hear more about what you're looking to achieve if you are ever in the Phoenix area.  

After I managed to creatively finance it, this deal isn’t going to cash flow at all for the first 3 years until the 3rd note drops off, and after 5 years when the 2nd note drops off it will cash flow at least $250/unit/month.

Get creative!

Or let me know if other ways to incorporate into Real estate efforts.  

If anyone is curious, Pace Morby's creative real estate group is free and they encourage you to JV for your first few deals before you even think of joining their mentoship.  

In Austin, I know Horizon Bank has been open to more creative financing strategies too, so it’s worth checking with them.One thing to keep in mind is that the terms can vary wildly depending on the institution, so I always recommend reaching out to a financial advisor who’s well-versed in life insurance-backed loans before pulling the trigger.

I’ll definitely start incorporating the idea of practicing with properties on the MLS.

You can easily incorporate language into your agreement of sale that allows the transfer of the sales contract to an LLC that has not yet been created.