to put it in perspective - if you want to replace your 60k/year salary you will need to invest $$ 1 million in say a multi fam property that has a 6% cap rate.

There was some forum debate on the effect lower mortgage rates would have on buyers in marketplace, but there wasn't much discussion on inventory and sellers.If rates drop enough, likely to low 5%'s (or dare I say) a high 4% handle, there could be a sizable increase in inventory as a result of seller's selling. 

Base don the small dollar amount I would say a flat fee for the use of $1000 has more appeal.

However, depending on the circumstances it can be possible.I am more a duplex investor as the POSITIVE cash flow is easier to obtain than say a SFH.  

Cap rate is a slightly different calculation than the 1% rule, I guess maybe a more apt comparison is on let’s say a 300k property on average I’d expect it to rent for around 2k, so .66 by 1% rule standards.

You forgot to mention that they also say a lot to look at areas within 1-2 hours driving and you will most likely find a market with cash flowing properties. 

Some say, a six year old armed with creyons is the most destructive force know to landlords... 

As far as sub-to, the DOS clauses are there not to say a person cannot transfer title but to says that in the case it is transferred the lender reserves the RIGHT to enact the DOS.

What would the fees be on say a 10 unit ?

My question for anybody is can you somehow work EMD into like say a Hard / Private Money Lender?