Permanent reduction of deferred gain depending on how long the investment in QOF is held 10% of original deferred gain if QOF is held at least five (5) years before gain is recognizedAdditional 5% of original deferred gain if QOF is held at least seven (7) years before gain is recognized3.

Seller agreed to a significant price reduction as part of the repair negotiations on our apartment deal.

So I think your vacancy of 3% is low.

If it's really worth 125k I would ask why you are selling it so low. 

That makes my job easier because I buy "off market" and when people who might otherwise list, see price reductions on the MLS they become more flexible in selling to me.

I’d definitely read (or listen to) the book on real estate investing with no or low money down.

Since I starting college next year my funds are pretty low and I don't have much credibility for a loan.

And yes I've seller financed RE too via traditional Note and Mortgage (security deed).But I sell on land contract / contract for deed (the same) as well when:- deal price is so low that the closing costs ($2-3k) is an unfair expense for the buyer to pull out of pocket

It might be worth it to him to get out for a low offer...

Any other low-risk options or should I stay on the track I'm going, pay as I go???