Hi Horace,You could get below the 7's on a 10+ Commercial multi-family, and these programs typically have minimum loan amounts of 750k-1M.

Im in Massachusetss so I had Mass save (program to help with energy usage paid for by the utility companies) come through to do an energy assessment and identified there is little insulation in the entire building and that there is a lot of knob and tube wiring throughout the property.

There are programs for foreign nationals that allow for financing as high as 75%.  

You do not start by engaging into a mentoring program.  

I do have a Commercial Fix and Flip Program that will provide cash for the acquisition and to Rehab the property.Once it's stabilize we can secure Permanent Financing and take out the bridge loan.Multifamily has, by far, the most interest in CRE Financing world, if it's a good enough deal we can get you the financing but I refuse to make bogus promises about what is and is not possible.If you DO NOT have the cash to put down on the property there a few creative financing avenues which may be possible if you have a motivated seller that is willing to work with you on terms.The 68% occupied property would be most fit for creative financing because there is clearly something going on there with the current owner.You can look at a master lease with an option to buy or doing a wrap combined with a seller second... the only thing is that the seller is highly unlikely to accept those scenarios.Now... there is one "highly unlikely to happen" scenario where you could technically get 100% financing but, again, the seller would have to be out of his mind to say yes.It entails a Hard Money FIRST MORTGAGE of less than 50% of the "Quick Sale" value as determine by a BPO... this would serve as your down payment.

Hey Greg, I don't have experience with programs like that but took a quick glance. 

Hello, I am looking to buy my first property (most likely an investment fourplex), but just left my job to start a grad program.

There are some lenders out there I have seen recently who say they are rolling out 30 day cash out programs.

The new guy who just spent $20-40K for a wholesale mentoring program has no choice but to deceive a homeowner if he wants to have any possibility of making a deal.  

i haven't signed up for any programs with cix investors.