Our rates are in the 7% range for 20% down though.

Would disclosing these terms in closing be sufficient for the seller especially if paying a higher price? 

I know many companies that do this. this would not be a security as long as you they are not getting profits from the deal and are financing the transaction as a standard loan and recording a deed of trust.Some good info here on a note:The Court provided four factors to determine if a note sufficiently resembles the types of notes that are not classified as securities.

If you have no lates in the last 12 months and re-established credit meaning you have atleast 3 tradelines you have made ontime payments on for the last 12-24 months you may be eligible for VA financing with 580 min or lower scores depending on the scenario.Most of the time these type of files with be a total cluster and require 30-40 conditions ranging from letters of explanation, additional documentation, and or other to close.

Market OverviewThe Los Angeles warehouse/distribution market is comprised of 476.3 million square feet in eight geographic concentrations ranging in size from the 128.0 million square foot Mid-Cities submarket to the San Fernando Valley West submarket, which accounts for 6.6 million square feet.

This is about to bite us though as commercial loans only lock for 5 years - so our 4% commercial loan will reset in the next year and probably increase to the 6% range if we don’t pay it off before then.

But, if you want to get an idea, you should find similar 5-unit sales and derive a cap rate for the market, estimate your projected NOI, and derive your estimated value range.

Units have recently been selling in $900-$950k range. 

Wells Fargo is in the 50k range & I have seen MB Financial loan on $30k properties for our clients before.

You need to have the income from the property after expenses have sufficient income to cover escrow payment and expenses to break even or to cash flow a little bit.