Will they transfer over records and system access as part of LOI?

It is a recorded land contract, which gives me full authority over the properties.

At minimum, it should protect you for any recorded liens (tax, water bills) and bogus claims to ownership (aunt Sally coming out of the woodwork to claim ownership).

There were several times that they found problems that a regular search of the public record for encumbrances wouldn't show (and the bank's title company was less than honest about it). 

When assigning contracts it doesn’t happen like that, and your only record of being in the transaction is when your assignment fee is logged in the closing docs.

Typically commercial lenders are looking for 35% down, some will do 20-25% for multifamily commercial, and rarely less that that unless you have a track record/solid history with these types of value add deals.

there is a reason the pro's dont buy them. if I was to buy one the return would have to be north of 25 to 30%  not 15 or under you can find that or get close to that with fully insured recorded first mortgages  why take the risk..  ???  

Most commercial lenders look for a track record of experience before working with you, so as a first time investor it may be difficult to secure that type of loan

Banks want a track record, established, a high credit score, and seasoned investor. 

@Rachel OdumuYour estimated closing costs are mostly variable because they include items such as lender fees (origination, processing, underwriting), title fees, attorney fees, recording fees, prepaid property taxes, prepaid interest, prepaid home insurance, etc.