If I hold and rent at current rent of 530, with modest appreciation of 3% per year ( i know this is not guaranteed ), in fifteen years I will have equity of roughly 85k with around 5000 per year of positive cash flow.So, what would you do?

You can put $20K into a CD and actually make $50 a month with zero risk, guaranteed by the US government.

All a quit claim deed does is transfer whatever interest you MAY have in the property, but does not guarantee that you have any interest.

Nevertheless, I don't intend to seek HM or conventional financing for this property; instead, I'll only make an offer with with 3 options: 1) using 100% seller financing, 2) using 50% seller financing, or 3) an all-cash offer (which of course will put me all-in at 50% LTV).I have 2 related questions.Would you buy this property at 80% LTV provided you could get the following terms: fund the deal with 100% seller financing, abate/defer the payments for the first 3-6 months, get a minimum appraisal threshold (120% of the purchase price [408K]) guarantee, and do the deal with split funding (finance 150K to 200K amortized for 30 years, and pay the remaining 130K to 190K after the appraises for 408K)?

Make sure your end buyer is more than capable of closing the HML and that they at least have a decent amount of skin in the game to guarantee a closing.

how are you guaranteed to show a decent income in a year?

When I was a Realtor, we used to joke about "toilet paper covered in Elmers glue and sand" being the quality of roofing used by some builders, especially out in Moreno Valley, California.A good location, quality craftsmanship and a fair price.

But when I ran the numbers, the fees were the issue - and there was no guarantee that they wouldn't be raised later on, making my cash flow disappear.....

That is obviously difficult to do if you need to borrow several million bucks though...with a personal guarantee.

You're essentially guaranteed to have negative cash flow.Rent: $1100Expenses: $550 (includes taxes and insurance)NOI: $550Payment: $864 ($130K, 7%, 30 years)Cash flow: -$314If your taxes really are $416 a month, your expenses will probably be higher than this $550 estimate.If you put down 20% your payment will be less:Payment: $692Cash Flow: -$142