You are taking all of the risk in this transaction - 100% owner financing for your buyer, no skin in the game on a turn key investment.

Typically, it's best to have some skin in the game by putting a down payment, which helps your cash flow.

I have thick skin.

You need thick skin in RE.A mentor who has a mentor means you may have selected someone who should not be teaching anything unless it's free, depends on what they are being mentored in.

____________________________________OPTION 2Some of my other brokers in Georgia who specialize in high end properties for over 20 years do it this way.They have a typical marketing package built into their business.If the seller demands anything above that which they usually do then the broker does this.Tell the seller that they can pay for the advertising and keep the proof of receipt and payment and at closing the broker will give a credit off of their commission at closing.This makes the seller put skin in the game.If they truly believe in their price to put money on the line they will do it.

They have more skin in the game then you do.Make sure you get clear title.

Just go slow and learn there are many ways to skin a cat in this game but you have to choose 1 way and get really good at it and that process takes time, things dont happen over night. 

The primary reason for this is to make sure you are putting skin the game.There are programs out there that can drastically reduce your down payment (FHA and USDA are two that come to mind), but I have no idea if you can use them for what you are looking to do.Hopefully, someone else will post who can give more insight into those programs.Best of luck though!

Note that I do not put a lot of time into due diligence until the "contract to hold" meeting, when they put some skin in the game.At the "contract to hold" meeting, I collect an amount equal to one month's rent.

Invest 10 to 20% "skin in the game" in our apartment syndications, raise the rest of the equity through accredited investors and have the lender pick up the remaining 80% of the stack.