If you plan on staying local and investing in your area I would consider slightly less favorable rate or terms in the name of establishing a relationship with a local bank.

I always use my contract which is written heavily in favor of the buyer when I am purchasing something.

Depending on your own situation, with 25% down you could get a bank loan that would probably be more favorable than the seller's if you are looking for straight cash flow.  

If this were a condo community, I think I'd be more in favor, but not a SFH Association.

I say this great line from Michael Quarrles when I am in a tough negotiation and I act like I need a favor.

As long as the numbers work in your favor, it's a good deal.

This is't to say you can't find a deal, or make something work in your favor. 

I haven't done anything with the Dekalb Section 8 office, but I've heard less than favorable reviews from other investors.       

they will also look at your real estate management resume - so the more smaller properties you manage, the more favorably they will look at you even if you've never done something as large as what you are trying to finance.  

Hope everything goes in your favor!