That means paying all cash isn’t an option unless you plan to bring another $600k to the table. . 

I use Both in my business.Both IUL and WL work off the exact same mortality tables.

What do you bring to the table that would make an investor-partner work with you? 

:I've learned, the good ones don't seem to ever make it to the open market (loopnet, crexi, etc)In my experience on all sides of the table I can confirm this is a very true axiom, that opportunities first get filtered through a Brokers internal buyer/sellers, and then through internal agents networks, and after that, hit the open market, most often. 

Yes, I know sometimes sellers bring money to the table to close- based on condition, liens, etc - but as a general rule- this helps. 

The people who actually have an incentive to ensure you make it to the closing table are all telling you 5% down conventional, maybe there's a reason for it.

Not sure what you’re bringing to the table beyond willingness.

@Paige Gardner it depends on the person. hml are my last resource, it's a option for sure. 75% too high for me. that's the game for them, that's how they make its money. don't take it off the table but definitely explore ur options. 

1) are you paying down more than $400, if so you are making money, but if you put down a large downpayment you’re not getting a good return m2) do an amortization table at 30 years.

Check out this table: https://www.municode.com/library/ca/oakland/codes/...This is what you're looking for: https://www.screencast.com/t/Xkyp3OZWkI Oakland, for a building with 3 units or more you need to have a lot sized at 7,500 sq ft.  --- From the zoning code it says, an RM-2 zoned lot can have "1 unit per 2,500 sf. of lot area"If you don't meet that lot size requirement you'll need to make a request for a variance, then post notice about the desired change in front of the building.