It means you are taking this seriously and understand that there is risk.  

[Insert bit of personalization about who I am, my family, and build trust, essentially humanizing the note].I understand that selling a property can be a significant decision, and may not be one you are considering, but if you are, I want to assure you that I approach this with respect and am eager to explore the possibility of finding something agreeable for the both of us.Here are a few reasons why seller financing (you not the bank) could be beneficial for you:- Steady Income: Seller financing offers you a reliable source of income, providing monthly payments without the hassle of managing the property directly.- Flexible Terms: We can discuss flexible payments that suit your needs, allowing you to customize the agreement according to your preferences.- Avoiding Hefty Tax Burdens: By spreading out the sale over time, you may mitigate the impact of capital gains taxes, making seller financing a tax-efficient option.- Legacy Planning: If you're concerned about leaving a lump sum to your heirs, seller financing allows you to pass on your wealth gradually, ensuring financial stability for your loved ones.- Minimal Hassle: Seller financing eliminates the need for bank involvement, reducing paperwork and streamlining the sales process.- Assured Sale: Choosing seller financing may attract a broader pool of potential buyers, beyond myself, increasing the likelihood of a successful sale.I believe that by working together, we can find a solution that benefits both of us.

Trying to understand which tools are best for guests, property owners, and my business.

This is why virtual wholesalers do not close many deals or they end up leaving too much meat on the bone because they cannot accurately price the rehabI definitely understand what you are saying because that was my biggest thing possibly leaving to much meat on the bones thank you for the advice  

You will make mistakes and you won't truly understand some of the theory shared here until you actually live it. 

I do understand that it depends on my markets and other factors but would like having some benchmark to help decide a good or great deal from a bad one.Also, to get to the $3k cash flow, how big a house would it require?  

I was exploring San Antonio recently and trying to understand that market more as compared to Dallas Fort Worth where I see reduction in monthly cash flow and depleting overall returns as of now (tons of rental inventory there)

I understand this will be expensive but $4,526 is also a lot to lose as well. 

Have not done it in TX  but I understand the process is fairly straight forward. 

Properties represented as being in good working order will understand this is just due diligence and not likely to be an issue, and typically accept such terms.