I’m assuming that you paid 28k cash?
Do you not like being a landlord?
First I’m not a mortgage broker.
From what I’ve heard 50k is the lowest conventional mortgage someone can obtain. So if they were going to get a loan for 38K it would be hard money @ 10-15% interest w/ 10% down and possibly points.
If you were going to do FSBO
What are your terms besides 10% down?
Interest rate? Length of loan? balloon payment?
Are you ready to foreclose if they don’t pay?
If I was going to finance it myself I would probably go with a 10% interest rate with a minimum of 10% down. Amortized over 10 years. The payment is what close to the current rental rate & your out in 10 years.