I don't think I ever mentioned my plan is to buy and hold (fixed rate is ideal), but are there pro/cons to balloon vs ARM?

With that said, owner financing certainly would be ideal with the right terms if possible.With all that said, it is good that you are reaching out to the seller and trying to figure out ways how you can help solve the sellers problem.

What would an ideal investment look like?

Hi @Shayne Fee,Someone might not have been as clear with you as would be ideal, sorry that happened!

Hi @Tarcizio Goncalves,If you're looking for bank owned properties in MA only and don't want a pay a fee to sites like those, do a google search for buybankreo and just click on the REO Property Search link on the menu. that will let you auto filter to "specifically" all of the bank owned & short sale listings in the MLS for whatever area you're looking for in MA.

I was thinking of my ideal situation of how I can fund it and thought of this and was wondering if anyone can tell me if anyone would ever be willing to do this?

If that is the case, I'll work with the numbers until I get to a purchase price I like (or find an issue that stops me), and then go from there.I'm looking mostly at MLS properties at the moment... so I'm with @Brandon Turner  (from How to Buy a Small MultiFamily Property: A Step by Step Case Study) The List Price: For 99% of properties I find on the MLS, the price is far too high and not worth it.The Ideal Price: For 99% of properties I find on the MLS – there IS a price that would make it worth it, and I like to find out what it is. ...Hope that helps!

Now Ideally if I can get an accepted offer between 160-170K and assign to equal $180,000 I have cash buyers that would grab it from me in seconds.

Ideally, I would like to invest in the 60-75k range for a single family home (Minimum of at least 3+ beds/1-2 bath) where I can expect at least 850-975+ in rent.

Ideally, I would like to invest in a single family home (Minimum of at least 3+ beds/1-2 bath) where I can expect at least a cash on cash return of 11-12% in rent.