For LP the question still remains: you want to lose 200k now or lose 500k later, all for to just generate 200 bucks cash flow.I'm an adult, and am responsible for my decisions, including the contract I sign as an LP with the GP.

I get the fact that they want to be compensated for generating the initial inquiry however, wouldn’t they just charge the standard 5% rate?  

My initial thought here was seller finance, as @Ryan Irwin mentioned!

My initial plan is hold the properties for at least 5-10 years so for now I'm not doing BRRRR.I feel high crime rate can be overstated at times.

I had best experience generating leads for my clients with Launch and Batchleads  

And when people get tunnel vision for lowest $ down, they tend to not give attention to the revenue generation of it, the operations, and that's a VERY dangerous combination of high leverage and not so-good revenue. 

Most MLS purchases at high leverage indicated by those numbers have initial negative cash flow.  

Most municipalities have different mix-use categories which dictate the precise commercial use that's allowed.A few additional observations on mix-use assets and how I approach them (1) they are generally more difficult to finance than multi-family assets so expect lower leverage terms even if the property performs just as well if not better than a multi-family property and therefore price this into your acquisition (2) I focus on mix-use assets where at least 80% of the income is generated through the residential component.

Quote from @Kristin Boekhoff: I am about to purchase my first small multifamily (5-unit) property and plan on initially managing it myself.

Even then, you would need to make an investment that would generate enough depreciation to offset that income.