Finally, as this is a pure investment property and not a house hack, lenders consider it a pure commercial play and all but one ask for 25% down and 5%+ rates...any thoughts on this?

You'd be playing Russian Roulette. 

I'm playing the long game and not looking or needing to cash out any properties right now. 

Refinance gives you a brand new loan and pays off the old one.

Are these areas basically a keep up with inflation appreciation play?

What role will you play in the investing, Active or Passive?

I just think it is crucial that if someone would be calling potential motivated sellers or other cash buyers on my behalf (therefore representing my company & brand), I need to at least have interviewed them thoroughly and be confident that they would not misrepresent me in any way. 

You can go m2m if you want and then play the student market the following year if you think you can do better.

In talks he would let that go for 79k which means he is asking around 100k for the house.The house has a brand new roof and has recently had foundation repaired .The internal look to have new electrical I have not walked the house yetPlease help!!!

The safe play is cash out now when you know that you can.