Too good to be true financing option ???

[Thilan Ganegedara]

I have the opportunity to buy three properties to close but I can't put 20% down. I posted in a Facebook forum inquiring about other funding options. Then out of state lender contacted me and offered the following terms. 30-year amortization loan, 5.25% interest rate, 10% down payment, 4.5% total closing cost, close within 12 days and he is allowing me to close on my LLC without a personal guarantee (needs the PnL and tax statement for LLC). This is not a bank and it is private funding. Is this is a normal offer or is it a "too good to be true" offer?