What is the purpose of the two million low-interest loan to Seminar Solution LLC?

Buy and holds is the key to true wealth with all the benefits of depreciation, appreciation, loan pay down by your tenants, leveraging the equity, cash-flow etc etc, but it often times isn't the active income that pays the bills until you build up a portfolio and even then there's the tenant management or managing your property managers.That's why I'm involved in all 3.

i wouldn't tell you where you should move since i don't know you.also, a lender would be in the best position to advise whether you qualify for a specific loan. 

You've got to include loan pay down, appreciation, and depreciation in your return calculations.The point of cash flow is to keep you safe.

They want you to close very fast so my clients couldn't use hard money loans.

The terms for a 2nd position loan on a rental is 6%, 25 year term,  and 2 points origination fee.  

Somewhere in the middle is likely your best bet for a 20 year timeline.I have almost 50 units here myself and that's about what my portfolio is cash flowing at this point combined LTV is around 65% as loans have gotten paid down and values have went up.

This seems to be a VERY good deal for a BRRRR and I think you should be able to find a local lender (bank or credit union) that would finance this with a DSCR loan.

The deal will leave the seller at your sons mercy for decades (the life of the loan).

I have researched the different kinds of loans for this but I would love to speak with any lenders or other investors in this area.