It’s less attractive for eager buyers but it won’t put your sellers under the gun.

As Amish Tolia said you were light on some stuff but conservative on others and overall if it’s in good shape has a chance to perform nicely, especially if you included the debt service from the HELOC.If stuff at these numbers is attractive to owner occupants as opposed to just investors then exit is much easier (and more profitable) and you have a few thousand in pay down to include in your overall return.

That could be a tough sell since land typically does not produce any income and has a tax overhead that must be paid or it goes to auction eventually.

So if you're insisting on owner financing, you will likely have to come down in price to attract the type of buyer that would accept owner financing vs. bank financing.Or, it could just be your marketing and potential buyers just aren't seeing the house.Question for you: why do you want to sell using owner financing? 

I can't offer a cash offer and quick close due to my FHA financing, so I am looking for other ways to pitch myself as an attractive buyer.My initial though was to attach a picture of myself with my dog and pushing the "we are looking for our first home together" pitch for an emotional appeal.2.

If you're planning on selling the property soon, it'll be easy to get a realtor to advise you on what renovations attract buyers and which renovations bring higher sale prices. 

Augusta's proven to be a very stable market with attractive industries like military, medical, cyber, manufacturing, tech, etc.  

@Jason Ma what attracts you to New castle

Price are pretty inflated right now so you're probably seeing things correctly, I think most of us are heavily waiting on the market downturn to produce better deals in the near future.

Not sure if I am missing anything but above seems like an attractive opportunity.Appreciate any insights.