Min buy in is 50k, pays quarterly distribution. timeline 5-7 yrs, getting very good loan from insurance co source at 6.75% or so with interest only on yrs 1-3 then no defeasance penalties thereafter if they re-fi or sell.

I also have a mortgage (Solano Mortgage) company ready to go for when my tenant/buyers are ready to go get a loan.

You can still get an FHA loan on those if you live in one unit as your primary.

That's the correct answer, commercial mortgages are a lot more flexible about down payment sources, etc, than home loans, but pragmatically (loan requirements aside) you need to bring SOMETHING to the table for anyone to want to bring what THEY have (down payment etc) to the table.

Conventional loan How did you add value to the deal?

There arn't and lower interest rate FHA loans to assume on multifamily which would put you in todays higher market rates.

They buyer then goes to get a loan from the bank, and in the course of due diligence the bank finds out that one of the sellers has a tax lien judgement against them for $320k ( the property is selling for $130k ).

However, if you think it's better to invest more heavily in this area, especially when trying to secure off-market deals, I'm all ears.

They told me to get a Capital One secured card and never pay it to zero.

The loan was at 4% so the cash flow was solid, the only issue is we have more money stuck in it than we would like.