I understand that seller financing really comes down to whatever we agree to, but he has put it on me to present him with the structure and I want to be fair and honest from the start. 

As long as you purchase at least as much as your net sale and use all of the proceeds from the sale in the next purchase or purchases you will defer all tax and depreciation recapture.   

I did put a lot of work and trying to get the house presentable because it was trashed literally trash everywhere!

If your offer is a lowball offer, but you are willing to buy it-not transfer the sale, then she should present it to the sellers.

I have been presented with an opportunity to invest in a couple of250+ apartment unit syndications in Murfreesboro and Spring Hill Tnareas.

However, if you present yourself as wanting to help make a difference in the community while you are building a successful business, the folks will embrace you as a local.

If you find people like that, have a nice presentation put together for them so you can show them why they should invest the down payment amount with you.Best,Paul

Now I have to connect with with a Lender to present a deal and get help me get started 

My feeling is that I am looking in too hot of a market or just don't have myself positioned strongly enough to move fast when the opportunity presents itself.

The owners who were "nice" to family and friends with below market rents most likely also left a lot of deferred maintenance items.