Typical fees and financing for multi-family apartments

[Tony Castronovo]

First, I am learning that "typical" and "commercial" should not be said in the same sentence.  But a couple questions for those with experience in multi-family apartment complexes.

First, what should I expect to pay for an environmental survey?

What about financing?  I have a couple of lenders I am working with but want an unbiased opinion on what a good structure looks like.  I know everyone's situation is different.  For me, I am trying to minimize risk by saving some of my cash for operating capital.  My planned exit strategy is likely to be a refi in a few years to hopefully pull money out to fund the next one.  If it's too hard to say what is "typical" then please respond with what you think a good set of terms would look like.  Here is what I am thinking:

• Term:  5 years with 6 months of interest only (is 7-10 years common/achievable without getting hammered on rate)?
• Recourse loan (pretty common for your first deal?)
• Origination:  1% (is less than 1% common?)
• Amortization:  25 years 
• No pre-payment penalty
• 80% LTV

Anything else I should consider?