So, rather than pursue a financial partner or hard money lender for approximately $65k I want to negotiate with the seller to forego the direct purchase arrangement we have discussed and proceed with an equitable title contract.  

I am going through the listings and I have no idea how to proceed.

I would look at having them start an LLC and you partnering with that LLC and taking a share of the final proceeds to make this work.  

. § A company offering more than $500,000 but not more than $1 million of securities relying on these rules for the first time would be permitted to provide reviewed rather than audited financial statements, unless financial statements of the company are available that have been audited by an independent auditor;o A description of the business and the use of proceeds from the offering;o Information about officers and directors as well as owners of 20 percent or more of the company; ando Certain related-party transactions.

If not, get to a tax professional you know and trust to make sure you know how to proceed.

Can I 1031 the proceeds just like any other?

Also, as others have said, if we don't know what your goals are, how can we advise you on how to proceed? 

My goal in real estate is to pull out my invested cash, continue to hold the cash flowing asset with little money in the property and reinvest the proceeds.  

She'll ask you to share your short- AND long-term goals, and once you have, she'll help structure a plan for you that will achieve those short-term goals in a way that should produce proceeds that will enable you to pursue your long-term goals.  

We are looking to hit the ground running Nov. 1st and we are hungry.Our short term goals are to begin flipping while also wholesaling properties and using the majority of the proceeds to acquire buy and hold properties.