I have, however, done some casual searching online for local credit unions, and have found at least a small handful that will lend higher than 85% LTV (with less favorable terms, obviously).

Once I figure out most of question 5, I will know if I am able to possibly execute the buy and hold until the units come online.  

What is the typical "path" I would need to take (Online course?

How do your earnings compare to a long-term rental where the tenant pays for utilities and landscaping?

Because I will have a full-time job in a year, I plan on utilizing the buy & hold strategy on SFRs and multifamily properties.  

Only thing I take from the seller is the actual utility bills. 

The daughter was in an argument with her brother the other day and apparently is refusing to leave.He has also had the utilities shut off so shes there with no utilities I think.

All utils are in tenants names, and rent rolls indicate they're decent, blue collar tenants.I offered $120K cash.

It's a low income area and big houses have high utility costs. 

Correct , minenis mostly small job, the few of them who called , I check their online reviews most of them has very low review on other sides .