I feel that offering options allows the other party the feeling that they have more control of the deal.  

Let her out of the lease early for no penalty, but she has to allow showings, etc.

That really reduced our costs and allowed us to invest more in retirement accounts.

Lenders will sometimes go as far as not allowing the owner to have the money at all. 

IE they allow you to BRRR and you can trust them their are others and there are long threads about them on BP where this is too risky to use them .. but the right one's will allow you to scale.

I have several exit strategies which allow me to pay more than one flipping it.

Only allow inspection after an accepted offer with a healthy emd  If you have a lot of interest you can schedule 1 open house for a 2 hour window with registered buyers As mentioned an agent would probably be better but if your firm and diligent you can get it sold 

Since the county doesn't allow 10-20% down with remainder due at a later date, not sure it can work.

That's good.You should also allow for vacancy in your revenue projections.  

This is a little different than most people who use the BRRRR approach who start off with an FHA loan which allows for a smaller down payment.