---one has been in place about 1 year; just started a new 1 year lease; seller says he is a PITA and it typically late on his rent, but pays the lease-ordered $25/day late fee-Seller said he wants to enter an owner carry / owner finance scenario, as he wants to spread out his tax liabilityHere's where I need your advice:-Seller paid $150k for both properties four years ago. 

I use Chase quickpay for some of my tenants that also bank at Chase it is really easy there are no fees and you only have to give them your email address for them to be able to send you money.

They probably won't charge you crazy fees and they trust you more. 

Remember as people age they sometimes forget to do things and you don't want them racking up fees by forgetting to make payments.

Are you saying you need assistance for the downpayment, appraisal, inspection fees, etc?  

Also, i would think that even if it is in the lease that we "forfeit our security deposit" this goes against what is considered a lawful application of the security deposit in the state of Ohio. if there was an "early termination fee" that could have been DEDUCTED from the security deposit then thats different.

In the Bay Area could I find a realtor who would handle all the transactions for a flat fee, say $5-10k, which would be 1-1.5% of purchase. 

I'm not sure how to collect an application fee. 

(For example, much lower fees, much more skin in the game, much more experienced sponsors, etc.).

I have a break-lease fee equal to 2 months' rent in the ones I self-manage, which actually deterred at least one tenant from leaving months early, but I will also work with them if they have been great tenants and allow me to advertise and find qualified replacements to take over when they leave.