It is much easier to talk about being conservative when the sponsor implies that they are CHOOSING to keep millions in reserves or buy a low interest rate cap.  

Cash flow with a 7% interest rate is hard to find, unless you are comfortable with fixing something up.

.- I go to military training on the 7th.I have a good lock on my interest rate and afraid of doing the mortgage application over again due to a slight decrease in my current job pay but will be going up again in a few months and I'll also be house hacking once I own and solely live in the house.

Assume 8% mortgage rate and 30-year term.

.- $500 - $1,000 flat rate breakup fee, payable only in year 1.This very simple, but higher headline, fee structure better aligns incentives.

Additionally, other lenders are offering either a 70% LTV or unfavorable rates at 80%.

Usually the interest rate and points are a little higher up front than a traditional lender but it's a good alternative to bringing on a partner.

Above 5+ units is possible but more challenging and rates are where you would expect them..50-65%LTV will be common for higher plex units, a common workarounds is if they have a US based family member or business partner with an LLC..Some investors or lenders have specific countries of origin that are restricted or even prohibited, check with your mortgage professional. 

What has been the vacancy rate?

Most of our current inventory qualifies for a 4.25 to 4.75% intrest rate and can acquired with as little as 5% down.