One other suggestion you might take is to suggest they use the title company you got insured through because apparently they are more relaxed with their requirements.

i would feel more comfortable.

I've thought about other markets but I'm just not comfortable doing out of state or being to far from my projects.

Cash flow with a 7% interest rate is hard to find, unless you are comfortable with fixing something up.

If the multi-family property is a permitted use under the zoning regulations, then you can rest comfortably that the property’s use does not violate the zoning regulations.

I don't necessarily want to make billions of dollars I really just want enough to buy the house I've wanted since I was a kid and have enough to live comfortably the rest of my life. 

I'm trying to help you be comfortable with what you buy BEFORE you pull the trigger.

Great job recognizing an opportunity to do creative finance and reaching out to the community for help.My recommendation to figuring out what to offer is by simply talking to the owner and asking him what he needs to support his family and be comfortable.

They have gotten so comfortable with us that sometimes we have to ask them to please bill us for stuff they should have invoiced weeks or months ago.

One could very comfortably go 50% leverage for example.