@Mark PewittI certainly wouldn't pay it to the individual who has no say on whether you actually get the loan or not, but even 10K to the bank sounds stiff.  

Watch out for lease language that imposes a stiff penalty for breaking the lease.Your best approach is to go in with full honesty, lay out your full business plan, and show the potential additional profits a landlord can make.

I have a few clients that do well in the semi rural settings.IE Estacada  over to Molalla, inside PDX metro you will have uber stiff competition and if you don't have cash on the barrel head it can be tough 

For a well priced multi-family property in the Sacramento area there is stiff competition.

Sellers know they can easily sell for FMV (and sometimes even above it) due to the hot market... yes, even on distressed properties.Not only that, but you have stiff competition from hundreds of wholesalers here (everybody wants a piece of the hot market).  

I'm just a working stiff like them and it seems to make things easier.  

There is stiff competition for both.

Most HOA's have some pretty stiff fines they can impose, they can conduct inspections that might not make you happy.  

Some small non-profits serving a niche may obtain free or subsidized rents from a United Way.If you want a nursing home or such, find an existing provider and lease to them as trying to get into that business is haunted with stiff competition, regulatory oversight and it is very political as it is based on community needs.

From what I have seen the penalties can be as stiff as thousands of dollars versus unenforced laws where entire areas have been short term rentals for decades.