Bank pushed us to 40% down payment so also executed a $85K seller carry-back loan to cross the finish line.

The property is paid off so you have options.Based on what you’ve shared, you carrying the note sounds like a viable option.Have you considered seller financing?

They can include foreclosures, short sales, or properties owned by motivated sellers.

Seller-financed note buyers are looking for a 9% - 14% return. 

Go places where you can connect with potential buyers and sellers. 

One trend I have seen shifting in my market, Sheboygan County, is going from a sellers market to a buyers market. 

I'd also ask if you've confirmed with the agent the seller will consider only selling you 4 of the 6 (unless you have someone else that will buy the other 2)?

Now you schedule your purchasing closing assuming the balance on the mortgage is equal to or less then the as-is value. - NOW the seller has to be willing and able to move out before your closing date.  

As far as rate is concerned, you can usually go about two points over the current rate (less closing costs for a seller financed deal so there is no real expense there) You need to make sure the borrower can cover that.

You could also explore seller financing or a bridge loan to give you more flexibility.