Ideally, the loan is secured via a promissory note against the one of the properties.

Set up auto debit from his account directly to yours so “remembering” isn’t an issue.

I've gotten exceptions to this, but there must be a compelling reason, ideally that we can document. 

They also sell, but I deal with Jamereon Keith of Real Estate Concierge.

I understand I can qualify for an FHA loan, but having a larger downpayment is ideal for me.Any input is appreciate.

I understand I can qualify for an FHA loan, but having a larger downpayment is ideal for me.Any input is appreciate.

The sellers I deal with don't want them on LoopNet and CREXI though.

These goals dictate the ideal asset type, in may case, single family homes.If you understand duplexes and they support your goals there is no reason why you should venture out into 4 families, which are typically lower rent per door. 8 and 12 unit buildings are different animal all together and in a way the worst of both worlds - these "mom and pop style MF" have lot of the disadvantages that come with MF, but don't give you all the advanatges and synergies that you get with a "real" MF, say 75 units and up with professional on site management etc.

Ideally, I would like to purchase a place ahead of time and transition into for retirement.

Am I understanding correctly that your ideal plan A scenario is to hold the property, and then the fallback plan B option would be to possibly resell the units 1 by 1?