Here's the challenge: If the numbers work with a low down payment, why wouldn't an investor putting 20%-30% just buy it and could likely offer more?

However, many sellers will not accept an offer subject to an appraisal. 

You are going to need to see their tax returns to see if they are telling the truth.And what is the interest rate that they are offering you?

The cash flow from the properties I am looking @ are low..The buildings are all under performing on what they could potentially get for rent..I see a lot of room for growth and cash flow on these properties, especially with two major projects in the village getting ready to be completed -more jobs and more foot traffic to Main Street are on the way..Carbon copy of Hudson and early 2000’s... Advice, buying a building that wouldn’t maximize for 15 to 24 months ??

To get the most out of your investment you should find a market that is growing in population and Jobs.   

They are being offered discounted rent, free gym memberships, free cable, etc.

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!

They did a great job.  

Benefits of the ATI ExemptionThe ATI exemption offers several key benefits:Reduced Tax Burden: By lowering the assessed value, property owners can significantly reduce their property tax bills, freeing up resources for other investments or operational expenses.Encourages Investment: For real estate investors, the exemption makes South Carolina a more attractive market by reducing the tax impact of property acquisitions.Substantial Tax Savings: The reduction in taxable value can lead to considerable property tax savings over time.Multi-Year Benefit: The exemption can apply for up to five years after the sale (based on SC revaluation cycles).Wide Applicability: It’s available for various types of properties, including multi-family projects, commercial properties, and even vacant land for development.Who is Eligible for the ATI Exemption?

Hard money lenders are often more willing to take on higher-risk projects and offer faster closings, but the trade-off can be higher interest rates and shorter terms.