If I want to call that “investment”, comparing to 2% bank CD, then it should deliver 10K net, which is min18K with all the expenses.

The big players don't discount rent traditionally, they can't afford to. 

Watch out for people that sound like A-players during a 15-20 minute intro call, but struggle to answer follow up questions specific to your needs. 

CD is really your only option if you can get good terms.At this time I would focus on price, if you think he is over valued you may have to conduct an appraisal to get him to believe it. 

I know there are hundreds of "gurus" out there who'll sell you a course to learn from (a bunch of manuals and CD's) that truthfully, most people never finish.

HUD handbook 4155.1 4.b.2.c-d.

I'd bought a 2 family home with very solid structure, brand new windows, roof and electrical in a C - D class neighborhood.

I suspect those players are going to keep the best notes for their fund as is their fiduciary responsibility to the fund and their clients.. and then off load the ones they deem inferior for what ever reason to those like you

You can find quickly who the good and bad players are in this space

There have been a variety of strategies offered up and discussed in great detail on BP threads and forums, mine included, with regards to the strategy one would employ investing in A/B class properties versus C/D class properties, or TK vs DIY, 1% vs COC returns vs IRR vs ROI, etc etc, I think the most important thing I've learned is that each investor should define their goals, financial situation, risk aversion, willingness to be hands on, etc and identify what the best strategy is for them to meet those goals, and DO YOUR DUE DILIGENCE, and NEVER WAIVER on your metrics of evaluation.