Add on insurance, property taxes, and repairs (bound to be high), and the cost to the landlord should be in the range of $900-1000/month.

You loose.

I had several potential investors (including equity fund, individual investors) promised to pitch in but did not perform when we needed them, resulting loosing few deals we had under contract.

It doesn't affect longer term owners who have built up equity as much as they just loose some value when caps loosen up but for a new buyer at that high threshold it can sink you quick.

No purchase agreement or contract was submitted to escrow, one of which included the seller carrying back 90%.Escrow instrux are binding here, but IMO it's advisable to be contractually bound asap under most circumstances.

GA has some pretty loose but debatable usury limits.As far as downs required, that depends on each lender, the experience level of the borrower, and the loan to value.

Your max loss would be the $15,000ish and you could always cut loose before then.

Check out this post on a recent acquisition i made: How to Buy a Small MultiFamily Property: A Step by Step Case StudyYou are bound to get a lot of ideas, so hopefully we can help get you down the right path a little further.

Maybe if bedbugs were let loose in Congress something would be done about it... ;-)

Probably not.I also see you are in the Republic of Cali, so what a judge may consider consideration may stem from some other aspect of the contract if adequate consideration was involved, but sounds to me like it's that ten dollars together with other good and valuable consideration thing, if the consideration recited is not sufficient for the scope of business to be conducted, your seller may not be bound at all