Or do you just eat $1,000 in oil?

Typically it's 25% down conventional with about $11k in cloisng costs/pre-paids plus the $70k down and this eats into a lot of my capitol. 

15% commission... usually "they eat what they kill"...

New I would need it to at least break-even if I had a w2 to eat.

Sounds good, is the reverse exchange akin to an EAT or an entirely different animal?

Just do not put all your eggs in one basket, because you will discover you will need several lenders the more properties you acquire and the more successful you become.I hope this help and I wish you the best!

However, with the SFH, I could buy 1 (if not 2) in cash so I have complete cashflow coming in rather than a mortgage for 15 years, for example with the MF which will eat away at the cashflow. 

I have nothing more to add to what you already know or Joe has said except that I wouldn't let sellers dip into the security deposit for two reasons: First, you now have an unsecured unit and even if (s)he's a model tenant, when (s)he moves out you're going to eat a cost that you could/should have been able to pass on.

Vacancy eats your profits fast.

We lived frugally during our first years of marriage and we didn’t go out to eat often, we packed our lunch for work each day, and we drove the same cars we had since high school.