I did find this deal driving driving for dollars, the realtor of the property was adding his sign in the front yard, I approached to make and offer. we close in 3 weeks.

Most agency loans will expressly forbid such an arrangement, so if they found out, the odds of having the loan called would be very high. 

You should have that as a benchmark in mind, since it offers a good return without any effort.

I have found my first multi-unit property that I am going to make an offer on. 

Your maximum allowable offer. 

. - The people that are monetized on actually closing deals are all saying this thing is highly implausible. 

Landlords mistakenly ASSUME all PMCs offer the exact same services and operate the exact same way, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services.This also leads them to ASSUME simpler is better when it comes to management contracts.

Option 2 is high risk, as financing may be tough on your situation.

Its money well spent land development is high risk high reward.. depending on Jurisdiction. 

The percentages are going to be up to you There are all kinds of High interest account that require all kinds of hoops to keep them.