it's the same bottom line to a seller. 

Finally, I would learn how to send out offers to owners properly so interested sellers can call you wanting to get deals done, Gabrielle.Happy to help further. 

That way, interested sellers can call me and we can work on a deal.It's a numbers game, John. 

Below are the details:Ask Price:   $2,595,00025% DP:   $648,750Monthly P&I (30 Year Amor @ 6%):   -$12,897.15Annualized Market Pro Forma NumbersPro forma Rents (24, 2/1 units at $995/month):   $286,560GOI with Vac/Cred at 8%:   -$24,357.60Pro forma Expenses at 30%:   -$85,968.00NOI:   $176,234.40P&I:   -$154,765.80Cash on Cash Return:   $21,468.60Deal MetricsCap Rate:   6.79%Debt Coverage Ratio:   1.14Cash on Cash Return:   3.31%Cost Per Door:   $108,125Adjust Rent/Price Ratio (per door basis):   0.9202%My MFH investing education is still on-going, but it looks like the seller is trying to sell this as a stabilized asset.

You may also want to consider the rehab loans besides the 203k loan, its a great product but it can be a bit more complicated than other rehab options and in the hotter areas your offer with a 203k loan ay not look as attractive to a potential seller.

Use them for a deal when the seller is using a realtor so they have a reason to want to help you.  2.  

A property selling at $550,000 might really be valued to you at $480,000, and you can justify your offer to the seller based on the numbers. 

The lady is interested in seller financing and the house a 5 bed 5 bath that is split up into four different units.

I agree with @Wayne Brooks - sellers want to see financial strength and that you are a serious buyer.

A) You can generally make the calls on your schedule, meaning evenings and weekends are on the table, and B) it gets you experienced with talking to sellers.