I think the seller paid when I purchased my first home.The extent of my financing experience is the first FHA purchase on my home and a few "Smart Refinances" and a traditional cash out refinance all on the same home.Can anyone help explain if there is a way for my to offer the seller options that could make this a deal? 

And when using a fly swatter gets boring use a shop vac - it's fun to catch them that way. :-)

If you buy mostly off-market you'll get zero commission, so a major factor for you will be if you plan to shop mostly via the MLS (which can be a good strategy especially for SFH where the data tends to be better quality). 

Purchase price: $525,000 Cash invested: $260,000 2 units multifamily house, great location (near shops, parks), good size back yard for renters have dog(s).

Also note that you won't need to buy owner's title insurance again (assuming you did already).It's always good to shop around for a loan and let your lender know you're doing so.  

DorYou may want to shop for lenders first.  

Most commonly this is someone seasoned in the widget business, who just opened their own widget shop, and they aren't saddled with 15 layers of middle management, so the new business might not do as many units of widgets, but those widgets they do sell, the business reaps the profits that otherwise would have been paid out to useless middle management.

Maybe try a broker to shop the loan out for you. 

This has been my go-to this year for smart investing and it's a strategy not a lot of people talk about. 

I think my last option is to try shop different lenders, hopefully find someone with relaxed guidelines.