Basically, overall we had good tenants up until the last few months.

The others have chimed in already, but a little piece of advice that I have for you if you intend to be an investor friendly agent is to start building up a basic knowledge of both landlording and flipping.

The land immediately north of the current stadium (and proposed stadium site across the street) is basically a war zone with little value.

With a little bit of patience, you can learn from others' mistakes and effective strategies that add up to some very basic know how. 

If you were to go to a third party lender on this size deal, the loan would have personal guarantees so that inherent in the seller financing is the concept that to sweeten the deal, the seller is providing you an economic advantage hence the higher price.

Basically I'm looking at a fourplex for 125K.  

The real reason I want to buy there is I'll get basically free management from my folks and I've been having a heck of a time finding a profitable rental here in Spokane, WA. 

With some basic understanding of investment principles you should be able to discern over the course of a cup of coffee or a beer whether an agent is on the same page as you and has helpful information to share.

The home is basically a shell with outer wall damage.

Just search for how many people interested in Turn Key concept here and you can guess.You surely have an answer of whether you want a ROI around 6% but maybe other people do want that