This was a direct-to-seller lead.

You Have More Negotiating PowerAfter several years of sellers having all the leverage, things are starting to shift.

Well, IMO, it sounds better as he just mentioned he takes title, that's the way it should be done instead of assigning contracts.If you simply tell that motivated seller what you do, you'll be 75% of the way there, just don't lie, mislead or use that partner junk and weasel clauses, just buy with seller financing at closing, then sell it and pay the note off. 

To find motivated sellers, search MLS for properties 150+ days on the market and start making offers.It may require you to write 50+ offers to get one accepted.

Ok is the seller hiding somthing?

I can say that I filed on in Baltimore and it stopped dead  another deal with the seller.

Quote from @Dennis Bamford: Hello Everyone,  I target Assumable Loans and Seller Carry Multifamily properties. 

Today, about 1 in 5 sellers (19.1%) are reducing their asking price to attract buyers (see map below):Here’s how to avoid being one of those sellers who has to reduce their asking price.

Seems like the seller is trying to use this as a workaround to foreclosing through the normal process. 

Don't be a problem seller.