If you want to be creative in a smart, ethical, less expensive way, ASK THE SELLER. 

The deep in the weeds seller financing and lease option threads tend to go that way, so I don't much bother anymore especially if the asker doesn't even bother to have a profile pic.

I'm still in a preliminary stage, but of course I am wondering why the seller needs to sell after 6 months. 10 year call on a 30 year amortization at 4.845%.

In most markets you want to be in the "average" range.I don't see that you included any motivating factors.

If the sellers have significant equity see about seller financing.

I came in with an offer substantially lower, and the sellers took it.

Listing Price:$ 99,990Down Payment: 20% ($19,980) Closing cost: $5,100Loan balance: $79,920 @ 5% for 30 year termEXPENSES (Monthly):Principal & Interest: $ 429Vacancy $40Water/Sewage: $0Taxes $212Insurance $76.50Utilities: $0Management $144Maintenance $24Trash $0CAPEX $172.80TOTAL : $1,098INCOME (Monthly):Rent 1 bed 1 bath $800 (occupied on 1 year Lease)Rent 1 bed 1 bath $800 (occupied section 8 for past 10 years)TOTAL: $1,600I plan to offer about $87K to sweeten up my cash flow, considering they have already dropped the price before and seller is motivated due to acquiring this property from a deceased family member.

Seller's market = higher prices.That being said, if you're putting 50% down or paying all cash and you're primarily looking for cash-flow, then most properties could be considered deals by those standards.

My guess is the true power cash has will vary depending on markets, seller motivations, and other variables.

Have the seller obtain the proper certificate of occupancy, or else be prepared to walk from the deal.If you close on it, you will have a single family with an illegal extra apartment.