The main issue I have is contemplating the baloon payment at the end of the 2nd year and refinancing the remainder with a bank...how can I compute that into calculating the IRR?

I also created imputed equity through the entitlement process that helped me achieve an 88% LTC loan through a bank + invested 20% of the total equity as the GP  and 25% of the LP equity.

Local banks and smaller credit unions are most aggressive in this space.

You will also need a US bank account.

As a new realtor (and student) you probably make below 80% median income which might help you qualify.I work with Finger Lakes Federal Credit Union (for my primary) and Lyons National Bank (for my investments), both will probably be able to help you navigating downpayment assistance and your situation. 

I used bank/credit union mortgages for 80% to 97% of purchase prices. 

Most people think real estate investing requires huge capital, perfect credit, or bank loans—but that’s not always true.

Look at it as a piggy bank. 

There are people who can't put two sentence together and he just let's um use a screen shot of one of his bank accounts.

Lastly, they’re going to want a higher interest rate than they can get from the bank for taking the risk.