Should you choose to sell, it would be my pleasure to assist you.

I’m sure the seller feels the price reflects the building “as is”.....

(Question should be viewed as theoretical and does not necessarily reflect our true financial situation)

I want to get an fha loan so I am able getting a duplex along with a downpayment assistance program that gives first time home owners with ( I believe ) a credit score of 640 they will give you 3.5% as a downpayment. 

However, I'm also in strong agreement with the licensed ccw approach too. if at all possible, bring the person and the ccw. make sure you bring someone that will have your back and can assist you if necessary. being able to identify the perp after they've battered/killed you is important in the eyes of justice, yet its not really preventative. hopefully most realize the difference. if someone has malicious tendencies towards a real estate agency/sales people, r.e. investor its the preventative measures that could save your life and that matters most. the reality is as many people that are in prison...there are a lot of sick people loose in the public of anytown usa. we all have access to phones to try to dial 911 but the opportunity may not be available. self-defense is first priority in my book.kudos,Mary 

We are looking for some assistance if anyone here on the BiggerPockets forums would be awesome enough to help!

If a bank sees you consistently doing profitable deals, that lowers their risk.Personal Property: if you're making the money, you'll get the loan for your personal property in 5-10 years.2 Years Performing Asset: what to keep in mind with all of these "rules" is that they usually reflect rules for a "conforming" loan, i.e. one that will qualify to be sold to Fannie/Freddie as noted above.

PM if you need further assistance 

Free cash-on-cash seems to make the most sense to use as it closer reflects reality.https://www.investopedia.com/ask/answers/111314/whats-difference-between-free-cash-flow-and-operating-cash-flow.asp

This is what this deal reflects.