If you depreciate 95% - then you might have some explaining to do.

If they did, they wouldn't be here asking questions : )  As a result, this means that CPAs, Lawyers, and Financial professionals should explain things in simple terms that are easy for people to understand (I'm not sure quoting pubs and regs directly screams simplicity, but including it as a reference is helpful for everyone). 

Do you as an agent introduce creative finance options to sellers, or wait until asked? How do you frame it?

Let me explain.1.

. :-) and @Michael Plaks: knows his stuff, for the "normal" real estate investorLet me explain.

I put together a one-page visual to help explain an approach some investors use:treating a HELOC (simple interest, daily balance) as a central operating account rather than parking cash in checking/savings.Conceptually:Rent flows into the adjoined checking account of a HELOCExpenses are paid from the same lineDaily balance math reduces interest automaticallySome pair this with targeted principal reduction on long-term 30 yr mortgagesFrom a lender’s seat, I’m not advocating this as an end all be all strategy — just trying to understand how investors are thinking about it operationally.For those who’ve used something similar:Where does this add real value?

Make sure they can clearly explain how they screen tenants and, especially, how they detect and prevent fraud.

As a result assets tied to that situation were seized or forfeited, and I’ve been rebuilding from scratch while raising my kids on my own.I’m not sharing this for sympathy just to explain why my situation isn’t straightforward and to gain insight from those who have navigated a complex situation like mine and still been successful in REI. 

You can offer 2-4% less an explain they’ll save the realtor commissions and still get their net number. 3) Start checking other websites.

You seem to have done a great job explaining the value without going into those weeds though.