Thank you all for the advice and responses I will keep this updated as I talk to a lender and real estate agent hopefully this week. 

Slightly worried with the listing description saying "(Property is being sold in as-is condition, buyer is responsible for the use and occupancy permit)". 

So, I wrote a response explaining how I think the appraiser made a mistake counting the below grade square footage the same as the above grade (due note that this building is from 1901 and the foundation is limestone blocks).

a dollar to anyone with half a conscience about real estate will just laugh at that.I had one guy send me a contract with a 15 dollar EM.. so U can imagine my response.. he had some BS excuse and I said well if you have all your money tied up and can only handle 15 bucks . then I am not interested.if your going to do this you have to be professional.. and EM is part of it.. not to mention if you are not closing and just trying to assign that's illegal in FLA.. so you have that double whammy

From a leverage standpoint, it would appear the best thing to do is the 25% down, 10/30, but I just worry about the potential balloon payment after 10 years if I am unable to refinance.I can afford the 45% down, but would love to be able to use that capital toward another purchase.Thank you for all responses in advance,Bruce

For example, Fannie/Freddie is pretty good at giving you at times a response quick, but others like SAM, the bank of new york, etc. may not have an answer ready.

Whereas marketing through our business page leads to my mom liking the post and someone calling us about the property 4 months after it's sold.We just get 10,000% better response from the profile activity.

I typically spend less than 10 mins per guest from start to finish (inquiry response, payment verifications, instructions, issues, questions, and tax submissions).

(That has never been an issue for me but that is something you want if you are going to spend the money on the report - the engineer is responsible if the repairs fail per their recommendation, not you)  

(Based on the timing of the post 9/14 - the responses may be a bit slow in coming.)