And what are the advantages for the buyer and seller?

I want to propose seller financing to the owner for the 2nd building, if they agree I have no idea what to do next.

That is common knowledge and the sentiment of sellers reflects it.

No they are not trashed, and i am hopping the seller wants to move them bad enough to make a deal.

Thanks, I already know that part but how do you get inside the house itself, for example let’s say I have the house under contract but the seller lives out of state.

The seller didn’t counter, so we put an another offer $830,000 with 10% down (since we love the house) And we got reply from our agent that: “The listing agent came back and said their counter was 862k...she may get them to come down to 850k...But instead of going back and forth, please let me know if your willing to come up or will 830k be your final and best so I can inform them.

Sending out offers to owners is a proven method of having interested sellers contact YOU. 

It will be extremely unlikely that you find a HML to give you 100% funding on your first deal.They will all require you to have a down payment and some skin in the game.You will also need funds for rehab because they typically reimburse you afterwards.You'll either need to save up or get private money (friends, family, etc) for the down payment.Otherwise you can always explore creative financing options like seller financed deals, etc.

Get a quote and ask the seller to fix it.

It will probably depend the level of the seller's motivation that might have an effect on the price you get.