At a 66% LTV, they're offering me 7.5% interest and $245k out.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I just git done talking to an agent and she asked me to send my offer via email for her to relay to the seller.

I guarantee the fire marshal would back you up.You could be nice and offer to install a $200 bike rack outside the building, but I would not compromise on storing personal items in common space. 

I would encourage you to offer a "move in special" to your tenant. 

I know other offerings where they have partnership interests in the LLC as well and are not considered unsecured debt.

It's all about supply and demand for your specific offering. 

Is it only offered in select states?

The loan program I was offered is the Family Opportunity Mortgage.  

It's allowed me to do some of my own work like changing toilets and fixing leaking ceilings, but even if I don't want to do a job personally hopefully I'll have enough knowledge to not let a contractor over charge me, or recommend something I don't need.You'll also meet local contractors, and hopefully investors.They may offer an employee discount too.