NJ is tough for the standard house hack in the modern real estate era.

Cost for me was roughly 2-3x the cost of a standard landlord/rental property policy.  

Two sides of the coin obviously, as a professional landlord mine is standard...no way.If you are a good landlord do you get a gift card from your tenants.

Thanks in advance for any help,Patrick CruseFwiw, I am willing to help with work, but wouldn't be much help with anything other than standard appliance installation and demolition.

It will contain a page of "standard exclusions" which are probably fine (things like utility encroachments, future property taxes, etc).

Says its very standard practice to have this done.

Since there is no standard reference for what motivates people, it is impossible to say who would be more motivated.Pursue them all as the one that responds to you is the one that is motivated enough to take action.

Would suggest using AIA A105 Standard Form of Agreement Between Owner and Contractor as a template for your contract.

The NWMLS PSA used here in WA has a standard Method of Payment Addendum that will address the details of a wrap or regular seller carry.  

Keeping in mind this can vary widely: I would say seller financed interest rates would generally be above standard bank rates yet lower than hard money.That is the question asked.