I'd like to acquire one for say 60k with a 20% down-payment of 12k.

Totaling 4 homes that you acquired at zero down.4.

It is only for the period of time that you need to acquire the regular commercial loan and pay back the HML, what are usual terms and rates for HML?

Short-term goals might include acquiring your first property, learning the basics of property management, or networking with other investors.

I am open to other lenders and products, But currently seeking funds of $467kOne of my goals in Real Estate is to acquire and manage homes in my hometown.

Win-win.Unless you have a whole lot of personal debt I would not worry about the car loan.Once you take care of the cash reserves I would move on to #2 and acquire your next property.  

Purchase price: $100,000 Cash invested: $73,000 Sale price: $267,500 Contributors: Peter Vekselman Partner Driven, in partnership with Francisco Diego, acquired a home on 4th Pl SW, Vero Beach, FL, for $100,000 on 3/31/2022.

You may also have the owners stay on {part-time} for a season or two to help train the new management (you).Acquire the hard assets:  In this scenario you would only purchase the real property and those hard assets (docks, boats, etc.) that you deem would be beneficial.  

This deal was acquired off market through a lending partner.

Here's an example - I recently sold a property on a wrap where I had acquired it subject to.