If under normal circumstances, when the loan is complete, the remaining funds (typically just the 10%-15% contingency) go towards principal curtailment.  

Can anyone point me towards a private money lender offering these terms ? 

I'm not sure what your personal situation is, but the Philadelphia market could offer more opportunities for you with your financials compared to NJ.

You will need cash for your earnest money when you make your offer.

Quote from @Matthew (Mateo) McDaniel: A hard money lender is typically used for short-term loans.

Kentucky is a great state for real estate investment, offering solid cash flow potential and a vibrant rental market. 

This means that the buyer's broker’s commission is usually taken care of as part of the overall transaction, similar to the standard practice mentioned above.Broker’s Agreement: The buyer's agent will typically negotiate this arrangement upfront, ensuring that the seller covers the commission from the sale proceeds.

This is akin to stating the obvious, as DSCR assessments are fundamental in determining the viability of such loans, similar to DTI (Debt-to-Income) ratios for residential mortgages.Your emphasis on the operational efficiency of well-run assisted living facilities highlights that their financial performance typically isn't constrained by DSCR limitations.

If you can find ways to save them money on their taxes, they will help and teach you.Most people looking for mentorship now don't know what value they can offer, but yours is baked into your profession.

In both situations we the buyer can ask for owner financing, and I do ask each time I make an offer.