I think leveraging that equity to my advantage may be my best bet...not super experienced with PML's though so I may look into that more as well.

I bet 20% of my deals every year get done because I have a relationship with the agent on the other side of the deal.Be aggressive. 

Find out the loan to value on which they will loan to ensure the money will be enough to cover everything.If they do seasoning ask for how long, if its 3 months not bad at all but no seasoning is your best bet and saves you money.

If they are motivated sellers that NEED to sell the town home, and they are open to seller financing, I bet you there are BP members that could help you w/ money ideas.  

Your best bet would be to contact a couple of local property managers if you're renting it out.

A few things to realize about being a commercial agent in this type of market:Finding good deals is really hardcommercial brokers font like to share their commissions Loopnet has NO good dealsAs mentioned above, if you want to get into the commercial brokers business, your best bet would be to join one of the big firms and grind for 2-3 until you build your client base and become an expert in the niche you work in, maybe even get a CCIM certified. 

IMO, your best bet to target would be in the $750 range.

If you can find a duplex, buy one side and rent the other, or a triplex, that's probably your best short-term bet.

I always have scheduling issues with HD and price-wise I bet they can be beat.

If you increase your down payment I bet your rate would go to 5.00 or 5.125%, just a guess.Let us know how it goes, hope that helps.