The upper units get mostly the college students and the lower units get the regular renters from the Waukesha area.

@Christopher IafeliceThe other low down payment option would be to use a regular FHA loan, 3.5% down, owner occupied up to 4 family homes.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.I regularly turn in these frauds.

lots of government houses like HUD often offer properties to home buyers before regular investors \can bid on them. 

With the properties I buy and sell I regularly get calls from Va's asking to send me an offer.

Both of these programs pay less than the employees regular pay.  

We regularly offer debt transactions on a P&I basis but have never offered amortization on a deal thus far and are curious as to whether or not that would increase the appeal on a 5-year investment. 

When I did hire a lawyer due to a tenant problem they had me send two of the exact same letters, one by regular mail, and one return receipt where you get that green card back. 

Sorry to hear this, however,  it's very common for them to go up if there hasn't been a recent sale and your county/city office doesn't do regular assessments/updates. 

Like many of you, I work in a field which keeps me in an office setting with a regular 8-5 schedule (with the commute, it is more like 7-6).