Structuring your offer that way keeps you safe from some potential vultures, the down side is some sellers will reject on principal. 

The only areas of potential development if you believe in conventional thinking are the CC side of the Leland boom (greater Wilmington) and Tabor City (greater Myrtle Beach). 

(I hate empty units too, but we're also pretty fussy and we end up with loyal long-term tenants so...that helps me sleep lol).Contractors, I can't recommend anyone just yet...but I have a pretty major reno coming up on the east side, I'll let you know how that works out.

Every coin has 2 sides.

I’m seeing if there is a better way then me collecting the full amount, and paying them off on the side.

@Jay HinrichsI know you prefer to be on the loan side of deals. 

Multi-family will get you anywhere from $450 to $625 based on how many rooms you have on each side. 

I think the dfw market is pretty hot right now but you can probably find a duplex or solid single family home in some areas.

I'm typically the bank (Although not always) hiring asset managers to keep mom and pop investors from blowing up my phone wanting side deals before they hit the market, because I get tired of having to explain to them that my job is to expose my bank owned property to the highest possible buyer pool, so that I can get the highest possible return, which is in direct contrast to your objective, which is the get the best price possible on a property without having to compete.

Nice home just need front & side doors maybe tlc needed to the garage & basement.