As others have mentioned, 100K in some markets is doable but in most coastal, appreciation markets, it will not be sufficient to lend in a safe manner, i.e. with a large equity buffer to protect your principal investment.

A signed lease alone is no longer seen as sufficient evidence.This requirement applies when the rental income is needed to qualify for the new loan's debt-to-income ratio.

The seller would have to carry a very large second mortgage and this point will stop many deals in its tracks... but it's not impossible and it would definitely work if you can get the seller to agree to carry a large second.The other high LTV scenario would also involve a hard money lender and instead of cash we can cross collateralize with other real estate you own assuming there is sufficient equity in said holdings.The challenge in this scenario would be the cost of the hard money... it may be workable on the 140 units, assuming you are getting a good enough deal on place.

Quality over quantity.

Having sufficient reserves is a given. 

Lacking sufficient funds for a 20% down payment, I am exploring lenders offering 90%-100% LTC to minimize my upfront investment.

I do have a realtor but I'd like to be self-sufficient as much as possible, and I'm starting my realtor license course next week so soon I'll be able to look at the MLS myself which I'm looking forward to very much!

In other words, if you invest your cash in the property today and receive virtually no cashflow from it, will there be a sufficient return from just the expected appreciation over whatever investment horizon you have for this property?

Hopefully she provides the receipt but if not you got sufficient discount to be acceptable.This is not a big enough expense to be bothered by.  

My goal was to get all of my paperwork together and bring it to an attorney who is also a real estate investor or an investor friendly title company and make sure that it will be sufficient for the state of NC so that I can get my hands dirty immediately.