There’s no real tour involved so what I only include 3 to 4%, or do I assume same closing cost as a regular deal at 10%?

Are there other options you offer, like a third party option for paying with credit ie (paypal) or a direct bank draft from a checking or savings- looking for ideas/options

As @Sam Shueh mentioned, it must stay with an independent third party such as a title company, an attorney etc.

You pay for it, you work for it, you have substantial risk involved, the only person who should benefit is you.  

To be fair, he has been involved in real estate for decades (owned a manufactured homes company, flipped homes for a few years, etc.), but he is absolutely convinced that there's no way I could buy lower end homes in my city to rent without ending up bankrupt.

If you agree on price and your buyers are approved for financing, your attorney relative should be able to set it all up including the contract if both parties are comfortable with terms. 

Guaranteed the money won't bounce and usually no fees for either party

If the market does plung into recession, I’m confident that the properties I own in the markets I do will perform better than most and therefore I’ll have staying power.All loans involve risk, so I select debt products and terms that I feel minimize my risk and are commensurate with the return i think I’ll be able to generate.  

The note will be serviced by a third party servicer. 

While many agree the accredited status is high, there are reasons for it (namely to protect everyone involved, especially the investor) and the SEC has also allowed non-accredited/sophisticated folks to invest in these types of deals through a different structure - the 506(b).It is 100% okay for you to reach out to Sponsors or other people putting together the deals you're referring to.