Either way as long as it beats the bank its a sound plan. 

I spoke to the appraiser who appraised my building 2 years ago when I was first going through the purchase transaction and he states that too many banks have been burned on using the cost approach with people paying too much or over-improving their investments which has caused most people in the industry to only use sales and income approaches to properly appraise a property.

We ended up getting a deal through US Bank, so we submitted an offer this weekend.

If I was you, I would seek out a small local bank & try to obtain a commercial loan for each property you want to buy  .If you can't do that then I would seek out private money from somebody that you know or know of.I would also strongly suggest trying to get the owner to finance if you can.There are lots of ways to get money, but hard money lenders should probably be your last choice.  

Thus:If the bank won't accept this offer, and it's likely they won't, the only other way to make a realistic profit here is to pay cash for the property or find someone who will and split the profit with him or her.

Local banks that will loan to LLC's  20 years and at least 5.5% rate.  

I'm seriously thinking about calling the bank and just asking, but is that unwise?

Most banks require 20% down I am a hard worker and dont mind putting in my time, but how have others found funding?

How would a bank appraise it for financing purposes?

Things break, tenants turnover, people don't pay their bills but you still have to so make sure you have some cash in the bank for emergencies.