Recently, I was debating whether to lock in the mortgage rate for a single-family home we're purchasing in December, especially with rates spiking recently, or wait until after the next Fed meeting and election to be finalized.

Do you just do a typical loan/mortgage with a bank and use money in your savings account to put a down payment.Just trying to figure out what is the best method to put a down payment.

They have a mortgage and are upside down so they walk away. 

Should I wait until I can put 20% down on a property to decrease the monthly mortgage payment?

In hindsight, this probably wasn't the right way to look at this, but we were counting on the cash flow from the rentals to offset some of the mortgage payments on our current home.

If it was mortgages or low interest loans could be different.

With an FHA loan, you can finance a 2-4 unit property, live in one unit, and rent out the others to cover your mortgage.

You can find a lot of cheaper coaching options and you can also be successful without paid coaching. 

Since the property is under mortgage, just transferring to LLC will most likely trigger the "due on sale clause".3.

Many prospective buyers don’t want to pay large mortgage payments on a home listed at market value and they know enough about home renovations that they can rehab it themselves and have exactly what they want in a home and can have a small payment on it if it is purchased this way.