Given that the new Dodd-Frank regulations are absurdly long - I wanted to check and see if anyone is aware of seller financing limitations from the buyer side. 

Nothing would be worse then when you finally find a good deal and you can't deliver for the seller.

Also, how should I approach the seller?  

Now if you have inside info like you know a seller will take much less than what the list price is then find a flipper and bring them the deal.

The first option is seller financing, see if the seller will carry the loan.

This isn't enough equity in there to pay off the seller financing of $750,000, as well as the loan of $100,000, and still have a good LTV ratio.Long way of saying, I highly doubt private lending to finance the rehab will work for you.If the owner is willing to do seller financing, the only way you'd be able to make the payments is if you can get it amortized at 30 years.

Hello BP, So I just made an offer on a duplex in Norfolk Va, the seller accepted and we are just finalizing the deal.

The owner can do an owner refinance but her terms demand too high a down payment of $50,000, with a 5% interest rate amortized over 15 years, with a balloon payment of $165K after 2 years.

I know the population has been decreasing for a while, but what's going in Wilkes-Barre that's leading to such high cap rates (i.e. sellers willing to sell their properties for really low amounts?)

HiThe seller usually prepared that and gives it the prospective buyer.