Or is this something the bank would see and out the kanish on it.Does any of that make sense or seem plausible or is that the pipedream of an inexperienced noob?

We are trying to finance an existing adult care home and our current commercial lender is offering 70% LTV roughly 6.5% 5 year fixed/25 yr amort.

Be careful, the writing is on the wall. 

Hi @Scott Harper yes, I tell my agent to relay the message of why I am making that low of an offer.

My 2 properties have been pretty easy to take care of.

There are a few key things you want to look at:- Who are you marketing to and why should they care about you / your business? 

We have trees on the side of the back yard in one of our rental home, it happened the neighbor notified us that the branches hung over to their roof and demand us to take care of it.

What are the tips on analyzing the purchase of an empty lot on which to build a small multifamily unit?

Don't sign or make a commitment until you feel that they are taking care of your best interests..

They don’t work full-time in real estate, and focus most of their attention on existing profitable businesses.Real estate investors who rely on other businesses for their livelihood must be careful not to become obsessed with real estate.