Apartment complexes and commercial buildings  always carry this but it's also common with residential.

One company owns everything and does nothing (this is your SLLC a/k/a “asset holding company”) and a completely separate company handles all of your operations (this is a traditional LLC a/k/a “operating company”) For the operating company which serves as your face to the world and through which you do all your business, you establish a Traditional LLC to carry out the operations of your investments.

I structure my deals with a down payment, and they carry back at 6% interest only with a 5 year balloon.  

The lease (with the current college students) was just renewed through their 2025 school year.I'm trying to figure out how to make this happen with little-to-no money down, as I have other 'irons in the fire' at the moment.I'm planning to offer $400-450k for the home, and am trying to structure something where a conventional lender would loan an amount that would be covered by the current rental rate (lets just say $300-350k)...   ...then, anything outside of that amount, would be carried by the Seller (for a short while)...   ...Seller financed with a ballon in 5-years?  

If you wanted to refinance the raw land maybe you can get 50% of current as is value not what it will be when completed.So that's three loans at lets guess $15000 X 3 = $45000 plus interest reserve and carry cost.

But carrying on like I said I would have about 10-20k depending on closing costs in reserves and have another bank account with back up back up but I really do not want to touch that, with that being still said I am not adding to capex, maintenance, or vacancy every month even though I probably should. 

I will be able to carry forward the lessons and tools way beyond my initial commitment. 

If these repairs are left to the tenants and they fail to carry them out, it could potentially lead to a decrease in your property’s value.Here are a few:Structural Repairs: This includes repairs to the walls, roof, and foundation of the property.Plumbing: Any issues with the property’s plumbing system, such as leaks or blockages, are usually the landlord’s responsibility.Electrical Systems: This includes wiring, circuit breakers, and outlets.

The property I've set my sights on is a 9-plex where the owners are willing to carry 70% of the loan at a 5.5% rate for a $1,800,000 building.

I hope that there's enough meat on the bone for you in the deal when the 2 years is up after all of your carrying costs.