Owner financing vs all cash offer

[Rick Oaks]

I really struggling to figure out best way to go here is the math. I hope I can be clear for you to follow. 

basically I have a all cash offer or owner financing for same price 

Looks like cash office is better ?? 
i have assumed the same rate if I invest the cash into the market for same amount of time and also if I invest to down payment in market 

[Joe Villeneuve]

Interest rate, and the added cost the total interest contributes to the total cost, (but not your cost...as long as you have positive CF),...is something you never mentioned here.  What's the cash flow?  You can't possibly say which option is better without knowing the end result...the CF.

Having said that, almost always, and when I say that I really mean "always", the option of financing will be mathematically better (as long as you have positive CF).  With positive CF, the tenant is paying for everything that is not cash out of your pocket, which should be restricted to only the DP.  The lower the DP, with positive CF, the better because it means your cost is also lower.

Once you have the CF/year, and you know what your DP is, divide the DP by the CF/year and you'll have how many years it will take to recover your cost.  Why is this important, and why is this number the most important and deciding factor?  When the cumulative CF is equal to the DP, you have reached the point where you start making a profit...and, in a very real sense, the property is now free to you (as long as you maintain a positive CF.