I'd revisit that assumption if you have not priced out PM in your market.Maintenance and reserves - These are highly debated items on BP, especially reserves; so, I am not going to go deep here but I would suggest that $720/unit combined for maintenance and cap ex is too low.  

- vanity, (Home Cheapo or custom, what size) - floor, (laminate, tile, wood). can go on, and depending on the detail will depend on how long a project takes, floors sanded or not, tiled or carpet ?

Of course, we are talking my LOCAL market, LOCAL fees, local customs and they are probably not similar to yours in many ways.

Based on the number of investors we know, and the market we have seen for HUD properties in Florida, we set up a "bidding machine" for investors that specifically targets HUD properties.We send weekly spreadsheets of "regions" grouped by counties.We have customized spreadsheets for each investor that tracks progress.We treat this as an actual business silo that our investor clients love, because all the heavy lifting is done.As a Real Estate Brokerage you need to:Define an opportunityDifferentiate yourself from every other competitor out thereMake it simple for your clients to do business with youShare their pain AND their joyDo whatever you can to continue to make your relationship a win/win environmentToday was an example of this strategy as we won three homes for three separate investors, and all of them are thrilled.

The owner claims to bring in $50k annually through selling parking tickets to amusement park customers.

Loan assumptions are pretty much a thing of the past.

I would definitively suggest just using the title company though, then build a relationship what one of there customer support people so you can ask for lists anytime.

But seller net is not the same when you have a 4% or 5% RTT to pay; assume seller pays half of that as is usual custom.

The lender mentioned that there are federal "safe harbor guidelines" where the lender fees cannot exceed 5% of the loan amount "to protect the customer".  

Chances are you will be able to stomach the smaller profit margin since you don't have to worry about monthly debt servicing.You can offer her 70% and and split the rest of the profit with her depending on what you agree to together.I make the assumption that you are looking to flip the property but if you are looking to do seller finance for the purposed of holding the property; you can do an amortized note for 2 years (10, 15,  or 30 fixed depending on your cashflow) which would give you enough time for seasoning so you can refinance it later.