Each deal is different, there is no set "standard" but there are things that tend to be the same.  

Find loans like FHA or standard ones.

You can use a standard PAR Lease contract.

Now that the 5% down conventional loan program is widely available (since November last year) I generally recommend using that as opposed to FHA because FHA comes with minimum property condition standards, the self-sufficiency test, and it's less attractive to sellers.

If you don't have enough random deductions to warrant itemization and you simply take the federal standard deduction, then your primary interest doesn't do you any good. 

Looks like that will get absorbed though and starting in 2025 there will be a big lag in construction and deliveries, so hopefully that will help us on rents.For the standard deal now in DFW, break even or a little cash flow probably requires 30-40% down.  

The lease is the lease, background check is background check. 97% is done exactly the same as a standard rental, so WTF is $7k in EDU for, the 3% of difference????

I say seasoned so maybe not by today's standards.

Here is the backstory: I started buying single-family homes in Milwaukee 15 years ago and pretty soon migrated from C into B neighborhoods ("A" would be 500k plus here) and some of my friends invest in larger MF so I thought that's the next step for me as well and started shopping for a commercial deal maybe about 50 units.The issue is that I did not want to go into the affordable housing space and assets in the quality I liked were so insanely high priced that I would have needed 40% down to meet DSCR guidelines - not to mention rehab cost to bring it up to our standards.

Can someone share insight on a standard or common structure for loan terms when you are a private lender?