I think that a Short Sale would be the best option to get some discounts/concessions from the lender - however you would need to have a knowledgable Short Sale agent on the seller side.

Hey Sam,Congratulations, hopefully you can work something out.My recommendation would be working with a lender that is comfortable with seller financing and keep your cash to close at a minimum.

Floating rate loans are normally quoted at SOFR plus a spread, a profit margin for the lender.

I'll give out names and contact information for my great contractors and lenders. 

I am looking to get connected with Real estate agents, lenders and Contractors  and other investors in Atlanta area to help me to get started ASAP. 

Looking for help and suggestions- I want to say I have learned my lesson and now know to use a third party to hold funds.This is my first time working with a private lender/family member.

While not my main area of practice I represented a Brooklyn credit union lender, some buyers/sellers and a few landlords in real estate transactions and rent arrears cases.While we had successes and some failures along the way I ultimately concluded that I wanted to do something different with my life and cashed out of the business.

And real lenders don’t troll for business by texting.

Are you willing to reject several potential tenants until you find the right fit (I doubt it given how you were always talking about how busy you were)? 

I don't work in Nashville area but $165 per sq ft seems quite low to me.In terms of financing, I would speak with a few construction lenders and also hard money lenders.