Several options you can explore to get the down payment capital: Solo401k; HELOC on personal residence or from equity of the SFR; Cash Value Life Insurance Policy; Business Credit; Private Lenders, to name a few.

What percentage is fair to pay sellers agent commission and would I be expected to pay buyer agent commission as well?

@Vinny Muli - it is VERY hard but not impossible to get an equity line of credit on a non owner occupied property. 

Given your financial constraints and the property's ineligibility for historic tax credits, this approach allows for reinvestment into assets more aligned with retirement account rules.For future real estate investments, you don't need an LLC for tax reasons.

Ask for a discount for prepaying for an in house credit?

I'm fairly new to investing and looking to wholesale at first, then develop a portfolio of rental properties in apartments, SFH or both.

In the meantime, focus on building your credit, saving for a down payment, and soaking up as much knowledge as you can.

So the seller cannot go get another loan for a car, house, apartment, etc. so it damages their credit by stretching them too thin.Am I missing something? 

referral=UZXgWmHappy to help review settings or share unused property assessment credits if needed!

I'm kinda surprised more people aren't talking about it because it's a fairly transformative law, allowing investors to create ADUs as well.