We factor in about 2.5% of purchase price for yearly taxes, 5% vacancy (ours is closer to 2%) 15% of rents for repairs and capex combined, we self manage so no PM, and use 2% for rent growth (ours is about 4%) and 2% for property value growth (ours has averaged about 3.75% in our area over 30 years). 

My opinion is that this is really a personal choice and a factor of you and your wife's outlook on risk vs. opportunity. 

The link I posted above is to GINSENG IN NORTH CAROLINA WHAT YOU NEED TO KNOW and this link is to the Ginseng Plant Conservation Program.

View report*This link comes directly from our calculators, based on information input by the member who posted.

View report*This link comes directly from our calculators, based on information input by the member who posted.

*This link comes directly from our calculators, based on information input by the member who posted.

3. is there 1 link with files on here such as phone scripts, lease option contracts, PA contracts etc?

Here's the link @Zach Ogle for the next meetup:https://www.biggerpockets.com/forums/521/topics/56...If you have problems opening tag @Sean WaltonSee you this Wednesday...

sounds like you have a great opportunity. i recommend the contact for deed route. as you mentioned you can get a lower down and more flexible terms. if you can get a 10-12 year ballon payment you should have no problem refi'ing out prior to that with a conventional loan and pay off owner contract. i would try to get the per unit down. you could try to show the total amount you would be paying when you add interest into the equation and see if he will come down on asking price, at least to market if not below. as well as play up the continued cash for with zero management headaches. ultimately if it cashflows well and you have good fixed debt for 10 plus years my experiences has been that price per unit is less of a factor. cash flow is king.

Let me know if you would like to link up and get some advice to help you out.Happy Investing :)