Is ~120K an unrealistic down payment for a new build.

At this point, I would rather pay a lawyer than accept to be extorted by individuals who have threatened my life and started a marijuana farm on my property  especially considering that as at this point, their demands are unrealistic.

*Overview at the bottom*Deal AnalysisThis is my second deal analysis so I’m sure there’s a lot of things I didn’t take into account, if you notice anything I could do differently please let me know.The house I’m looking at right now has been on the market for a while but to make this deal work the numbers are extremely unrealistic.

Sounds like you had unrealistic expectations with making this thread!

For example:- Bad English/grammar throughout their website ("Real Estate Loan Programme"):- Unrealistic terms (no legit private/hard money lender would offer these terms):- "Standard Terms & Conditions" document provided on their website that sounds just good enough to perhaps convince the unknowing that maybe they're legit, but for someone that knows better this document is easily recognized as a complete joke. 

I'll try and answer your questions from my perspective.I'm comfortable with low offers but nothing unrealistic.

Unrealistic, I know.

Which leads newbies to unrealistic expectations of what real estate investing is in Pittsburgh (and any city for that matter). 

Obviously these numbers aren't an example of an actual deal but not totally unrealistic.

Almost uniformly, a lender is not going to take 6 months an annualize it for an STR, and will only do an actual 12-month history for qualification (this is primarily due to the seasonal nature of most markets, so it would be unrealistic to project if it was the "6 month on season" or "off season".