I have a very investor-friendly contractor (who offers pay-at-close in addition to conventional), and good clients who would be open to unconventional sales.

@Brendan Morinwhile the above comments offer some interesting advice, please disregard them.

HMLs offer quick funding, but keep in mind the higher interest rates (8% to 18%) and shorter repayment terms (6-18 months).

(I brought all this to the seller) he now has offered a sell price of $175k.

Was listening to Brandon Turner book and he read a sample offer letter. 

I don't know if I would use ChatGPT for this, but I would look at see what other are offering.

They will want to have the house inspected and appraised before a loan will be offered. 

These gatherings offer great chances to network, meet other investors, and pick the brains of seasoned pros.Join Online communities: Think about participating in online groups and forums devoted to real estate investing in addition to neighborhood get-togethers.

The seller CAN still offer to pay some or all of the buyer's commission fees or other closing costs, but it is not mandatory... that is the seller's choice.

People are very willing to assist.Regarding limits, the PPM will note the min and max investment in the offering.