With the run up of multi family prices, relatively high rates and the 3.5% low down payment this is virtually impossible (outside of some markets in the upper midwest) to make happen. 

As with all things, they could bail if they had better options, but my rents are on the low side so overall they still have a good deal. 

After 3-5 years on average you have to expect a few things to do and we also take the opportunity to do some upgrades.The range is wide: we just had a tenant move out after 10 years and they left the home in great condition, but had to replace 2 vinyl windows that had broken thermo seals, replace the kitchen vinly floor with LVP and upgrade some of the light fixtures.

A mentor of mine with 400 units had said I can use a large seller credit to cover most of the down payment on a property I'm looking at. The DSCR lenders and Commercial bankers I've spoken with don't know what I'm tal...

Examples: Medical Professional Financing (stronger rates and limited down), low down payments of 3.5-10% on jumbo primary, second home or investment properties, 10% down for investment properties of 1-4 units (with no PMI) and portfolio or private loans with attractive ARM or seller carried rates we negotiated. 

If it is less than 3 you are doing it wrong.Also, you should think about doing a light renovation and increasing rents.

100-150 calls per day seems very low for a triple line dialer.

Start small with single-family homes or small multifamily properties, or explore house hacking for low upfront costs.

Seller seems to think the vacant pads are worth very little, and of the 1.2M paid, most of that goes towards the income producing pads (with homes on them)...because the "CAP rate could not apply to vacant lots".Does anyone with appraisal experience can shed some light on this?

If they are even slightly unhelpful, skip the low-paid caseworker and find an attorney.