I have a lot of experience running complex deals with software executives in the 200k+ range. 800-range credit, no debt, 28 years old, Berkeley grad, roughly 90k in liquid/semi-liquid assets (not locked in a 401k).   

That the contract is properly written and executed and include the contingencies that you need to allow you to do due diligence.

The negative of the HML is obviously they're taking more of my profit, but if executed as perfectly as possible, I'm not splitting the pie 3/4 ways.

Also, do updates/renovations up front with high quality product, use technology to save time and effort from your staff.

Unorthodox in execution for sure.I'm also still local in the area for the next two years if you're still around!

Finding sellers willing to execute is generally pretty easy, but might be a bit harder in Covid times. 

Institutional owners want the cut and dry, 150+ units that are self-sustaining with a dedicated staff. 

The lenders who are coming back (and some of them won't ever be back), are starting light, and even on purchase money, you're at max 70% LTVs, with rates in starting at best in the high 6's for best execution on these loans.

BTW, I used to train staff, maintain, troubleshoot and set up computers and phone systems during the 80's :c).  

By the time you serve a 7 days notice, have your lawyer file eviction, get a court date, execute the eviction, clean up, paint, carpet, list the property, showings, screen tenants, and sign lease, 4 months have flown by.