However, I'm assuming that my private investors won't agree to a POF unless they see the deal.Should I have a conversation with my private investors and ask how much they would be willing to lend?

Assuming since you did any FHA loan, this was a househack?

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I guess we assumed that we'd be hiring a PM.

For the most part, most lenders are going to be relatively close in cost assuming we are talking about a straight forward loan product, we all borrower from the same pool of money to make these loans. 

This will be costly in today's market and interest rates, but might be worth a shot if they can afford to stay.If they don't want to stay and you want the the townhome to rent to someone else and just want to assume the loan, well then she can call the lender and see if the loan is assumable. 

I’m assuming that you save quite a bit of money.”

I'm assuming if its a full build out it ran in the area of $600K +/- depending on size....odd to think it got built out without a lease or other commitment from someone.Ultimately in my world (retail medicine) it comes down to the physical location and attributes as it relates to the surrounding demographics and populations. 

We have talked about things such as rent by the room and acknowledge that the operating model will likely be very different while living in the property vs. when we move out.I think the point you made about assumable loans is very helpful to get into a property you might not otherwise be able to afford.

At those price points I'm assuming this is a more cash flow area like the rust belt, or other mid west geography.