Is there a legal way to structure this so that all three parties (buyer, seller, and lender) all are safe?

Since seller financing is truly private money lending, being able to display acumen on the subject of private lending from the seller's POV would be useful as most sellers have never been the bank before and may be apprehensive in doing a deal this way because they don't know how to do it safely and the right way without getting burned.

@Fred Mejias , You can expense repair (not improvements- unless under safe harbor) after you advertise the house.

@Latimer Luis what he is suggesting is a safe option and there is nothing wrong with it.

Good news.I think if it is an all-inclusive, safe, predictable asset that cash flows at 9% ROA, someone would be interested in that.

To protect families from exposure to harmful lead dust from lead-based paint, EPA requires that firms performing renovation, repair, and painting projects that disturb lead-based paint in homes have their firm certified by EPA (or an EPA authorized state), use certified renovators who are trained by EPA-approved training providers and follow lead-safe work practices."

I would need to talk to some local agents to get a better idea of the ARV, but I feel as though $105k is a safe bet. 

I take credit cards, automatic debits from their bank accounts and I had a drop safe at two of my parks convenient to most of my properties.

I would rather be safe than sorry..

Stay safe and much success to you!