My suggestion is that you apply with a direct lender first before you pursue Seller financing. Then if it is determined by today's lending standards that you don't qualify for the amount you anticpate you can seek out Seller financing as the alternative.
Also "good homes at good values" are individual specific and deserve further investigation. List your home with a Downtown HB expert.
My interpretation of what you wrote is that you are "selling"/exchanging an income property ( You didn't say where it is, or how long you've owned it.) and taking the proceeds from that transaction to purchase a personal residence.
Will the new place be a duplex, triplex, 4-plex? Or a single family residence? If it's a SFR, I'll assume that you don't intend to live in it for a year or two, using it first as an income property to exchange into? Just trying to clarify.
I don't know what your price range is but there are currently 470 properties for sale in Huntington Beach. 168 of these are attached (condos and townhomes) and 300 are detached (interesting that that only accounts for 468 of the 470!).
Of these, 16 show some form of owner or other creative financing (three are condos and the rest are Single Family Residences (SFRs). All the SFRs show the owner may carry a loan while one also shows the owner WILL carry a new loan. Prices range from $579,000 to $4.95 million.
So, you can see, there are some possibilities out there. Are you only looking in Huntington Beach or are you considering other areas? What are your wants and absolute do-not-wants? Again, what is your price range?
I work with a number of mortgage brokers as well as a team of other specialists so we can help you with whatever you want to set up. Give me a call and we'll get started with your home search.
One final note: There is always the possibility of requesting owner financing in your offer on your ideal home. It is then up to the seller to decide if they are willing to meet your terms.
Hope that helped,
Focusing on ... YOU!!!
There isn't a separate listing service....per se. But you can approach sellers with the idea....I would start by looking at listings where they are also willing to consider a lease. They might be more open to creativity to get a sale.
Do you KNOW that you can't qualify for a loan? I am not a mortgage broker, but I could recommend someone that I've worked with for 20+ years. If there is anything out there, she would know. With that amount of down payment and FICO...you might find an opportunity for a hard money loan.
Creativity is going to be your friend, but I think you can find something that suits you. It won't be every home, but the right seller might just find your offer compelling.