We tackled this by including the buyer agent commission in the offer contract. 

Hey Guys, looking to get into real estate investing and am curious if anyone is aware of any quality mentorship programs to help me tackle this new venture.

I think you need to ask yourself if the multiple inspection issues is something you want to tackle or not.

Within a year my wife and I acquired four multi-families properties with a total of 20 units, and eventually another building to rent out (currently a bait and tackle shop) as well as an Ice House.

And as @Jay Hinrichs says, the market needs to be right for this strategy and you need a little "jingle in your pocket" ;) Most the time you are bringing a seller current on payments, providing moving expenses, and tackling deferred maintenance/updates - or all three on sub to.

I've never tackled a deal quite like this before, and wanted an outside opinion to see if I am on the right track or completely overcomplicating this deal. 

Another thing to be aware of - that sounds so innocuous, is the HOA you mention.  

Hey there, it's awesome that you've got 20k saved up, but tackling that 155k gap might feel a bit overwhelming.

You're going to have to do a lot of blocking and tackling to find good vendors.

I don't have much add here other than I hope you're not tackling this alone.