A pretty common way is to go through a private lender.

That 10% below market value is what I've commonly seen the last couple years.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

The Sponsor needing 5 mil for project in addition to the common equity raise, will be in a preferred equity position ahead of common equity and of course behind the Lender with apparently no legal recourse to foreclose property.

On the MLS (whether via an agent or via Realtor/Zillow/Redfin), so that's where you need to be.Scenario 2 - A homebuyer looking for a primary:  This is most common (except maybe in vacation markets). 

This is all too common and you aren't the first person to be told this...

Probably not the most common opinion around here, certainly not the sexiest. 

Not as common, but negotiable like anything else?

My class C rentals this is a common scenario and I have this situation frequently.

The most common scenario around here is to buy SFR, knock it down, and build a multi-family.