The difference in equity is a lot to you, but depending on how the capital structure of the lender looks, it's just not worth the extra work to maximize this deal.That said, why bother using commercial at all?

@Villy Ellinger  Would you charge any extra if your tenants could sleep with the cleaning lady?

So not having 1 bedroom units doesn't mean you will turn away single people, in fact many want an extra room.I would do something like 10 single, 10 three bed and 60 two bed, unless location and community needs drive you in a different direction.

Obviously, I can't keep up with their bids since they can eat the extra costs.Anyway, I'm having trouble locking one down.

A local bank here epically messed up a deal for me but I was able to salvage it (had to come up with an extra $10-15k in a day) and still closed, but their negligence did almost cost me a great deal...I was pissed but let it slide - just won’t use them again.Fast forward to yesterday, I’m talking to a dear friend who is buying her first investment property with her husband and the deal fell through epically.

I do allow pets, but they need written permission and there are things they need to sign and pay extra rent.

First, you aren't permitted to borrow funds, unless those funds come from a piece of real estate, to purchase an investment property with a conventional loan (meaning Fannie/Freddie loans).

Does it include the septic system or tap and permit fees?

Decent tenants would rather struggle in a B area than have extra in a C area.

These types of properties are not permitted under current Fannie Mae/Freddie Mac guidelines.