Hi Adriana, Typically, yes, the interest rate does spike, but depending on the borrower's experience and the loan size, you can still get loans at 80% LTV and rates in the 5.75 - 7.50%

Yes, management is more intensive, and 50 units is nearing the size of facility that having a small on-site manager could be a benefit for oversight, management and leasing.

In the past when buying a house, we had a seller say "on second thought, a lot of other offers are coming to the table, we will need to raise the purchase price $X to continue" which would also put us in a bad position if our 45 days is over.  

I've personally explored this myself but my typical transaction  size is $3-$8M and the required check sizes are too small for their services.

As you said, " a 1920's home generating 6k a month is overpriced at 720k" but a 1920's SF home that is smaller than one of the 3 apartments in the multifamily on a similar size lot for $450k makes that $720k option more realistic. 

Have 2 deals on table approved stage one just dont want payout more $ for verification on stage 2 if this is BS

You can still make good money otherwise I wouldn't be doing it, but property management is still fairly labor-intensive over a decent-sized portfolio. 

Mary’s Counties.)The market here is often driven by government and military employees due to the proximity of Patuxent River Naval Air Station and government agencies in DC, The Southern is known for larger lot sizes, single-family homes, and a mix of new developments and older properties.

The company seems to be a legit mid-sized business.  

The only real opportunity for "surprise" is in a situation where the market is split between expecting different sizes of cuts.