Seller seems pretty motivated (i.e. flexible) and has nothing to lose by working with me to get this thing closed, rehabbed, and cash flowing again, so perhaps he will entertain some creative techniques to get this done.David, or anyone else, can you give me some more guidance on the owner financing terms I might go back to the seller with?

What sort of building would you like ideally?

Typically LLC financing is going to be some sort of portfolio lender.  

Opportunities for positive cashflow with any sort of ROI were slim to none.After months of searching with our realtor, and another long, discouraging day of looking at over-valued properties, we came back home and saw a listing for a 3bd/3.5bth condo that posted that day.  

Or leave a post-it on the door that says "I want to buy your house Call me @ xxx-xxx-xxxx" It may be hard to find the phone number without paying for some sort of service and direct mail takes multiple touches to multiple prospects to get any real results. 

So we have done this on some smaller duplexes we own.Then they could sort out the utilities themselves (I would never have them in my name) as well as the mail box issue.

The real estate agents that I've dealt with have been okay, but again they also seem to have their ulterior motives.  

Could be a motivating factor.

., my second property was purchased with cash from a motivated seller in a less-expensive part of Southern California called Antelope Valley.  

Zillow is NOT  a good way to find motivated seller.