However, many investors get around this with a debt service loan.

If they are billed separately, the charges may fall into Fair Debt Collection Practices Act laws.

my SS deal is one of my participation deals were I provide the capital to the operator via a debt instrument then take a participation as part of the note agreement. 

There is value in intangible assets, at least as much as it would cost/take to recreate it - and it saves the buyer the years it took.Like Don said, maybe not interesting for a pure real estate investor, but this is a combination of a business and real estate, you have to value both.

Combining your property insurance and tax strategy services (such as cost segregation) can help alleviate some of these frustrations.The most important resource for any person is time.

Quote from @Sam Epperson: let's say I come to an agreement with the seller for them to finance some of the deal. let's also pretend the seller owns it with no debt, and we agree to 5% down, 5% rate, and 10 year balloon. how are we drafting this legal document?

I have worked in real estate debt since graduating in 2021, so I have solid (but not expert level by any means) experience with underwriting multifamily properties. 

Floating rate debt is a ticking time bomb on them.  

From a lenders viewpoint, we consider "co-signers" to actually be co-borrowers or co-guarantors having full liability for the debt as a guarantor.

Your lender will have the exact details.If the current leases don't align with your timeline for moving in, another option is to explore a DSCR (Debt Service Coverage Ratio) loan or a traditional investment loan.