I feel like I could "safely" go with 25-30 on my official offer. 

Brittany Fife , lenders are in the business to do safe loans that they will get their money back with interest.

I have video's of bugs, reported everything from the bugs to drug needles in the kids playground, and can prove there was a murder across the street just off the property.

That said, it is better to be safe than sorry when it comes to lease terminations.

This raises zero flags to the mortgage company and is an extremely safe bet.

Three years is safe IMO. 

I was the first person in our industry (and one of the few) to try to keep chattel lending out of the model SAFE Act.

If it works for you financially, Owner Finance can be a great option.Make sure you pay attention to Dodd-Frank and the Safe Act and don't take advantage of your buyer, but you can get better prices, good return, and tax advantages.

CAP was determined by talking with a contact who works as a multifamily broker here in San Diego and was told a safe number for beginning cost analysis would be 3.97%  Now to my question, my partner and I have different thoughts as to the first letter to send to the ownership.  

It's safe for humans and pets when dry.