You should tailor to different clientele: mom-and-pop CD and annuity investors (scared to death of fluctuating principal), vs affluent professionals and business owners that probably have a more balanced exposure of US and foreign equities, bonds, gold, and REITs, for example, and that's their framework.

He then advised me to invest the large cash reserves on hand into an annuity the Bank was currently pushing.

@Nick VersettoThis is how I talk to sellers to take terms.http://www.biggerpockets.com/blogs/3/blog_posts/42...That being said, you can't force a seller to be motivated for terms.I just wrote a forum post on installment sales for free and clear houses.http://www.biggerpockets.com/forums/50/topics/1758...It would be wise to study up on estate planning and retirement planning and annuities. 

In fact we have one investor friend & his 3 kids paying us 12% on quite a few properties for over 15 years (an RE annuity).

I wanted to point out, in general, you can't play in that realm within the coat of retirement or annuities or any tax-advantaged plan. 

Consider too the value of SF to the seller, avoiding gains on the sale deferring taxes over the term and obtaining a higher interest rate than they could invest elsewhere with similar risk along with the ability to sell part of that note for cash requirements, they can use that note as collateral and there are few annuity contracts they could ever get into that offered these benefits.

I would put my cash into Annuities rather than bonds. 

Other cash-flow investors like the pseudo-annuity aspects of their properties, not having to find something value add to make money, etc.  

Mrs. seller, I get your cash flow much like an annuity from insurance company, where you get a cash flow payment for a period of time, and the cash flow would come in every month the matter what.And if you plan it correctly, this cash flow will continue even after your death, which would be a benefit to whoever you chose, whether it be a church, or your children, or any good cause?"

@Joe CapobiancoThe following information will help you understand the differences and similaritiesbetween the solo 401(k) in the IRA.The Self-Directed IRA and Solo 401k Similarities Both were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions;Both are prohibited from investing in assets listed under I.R.C. 408(m); andNeither may be invested in your own Retirement funds business startup.The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (self-directed IRA LLC) must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2015; the solo 401k contribution limit is $53,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)