The small amount that won't require PMI would be Non-QM but generally that wont accept less than 20% and then maybe some local credit union has a unique loan option.

He is a fellow investor and lender that wont trigger "Due on sale" clauses.

Sellers hate extensions and wont always give you one, and your earnest money can be at risk.

I would refrain from taking over the utilities because when its free, it starts getting abused and you don't want the property to suffer.

On that note, my Fiance was putting in offers in Pcola for another place and even though we had a super strong over asking price offer they went with someone else due to the worry that the appraisal would come in low (For VA you can't buy a property if the appraisal is below your offer, conventional you can just bring that extra cash to the closing table if you want but VA wont allow it, so you're kind of at a disadvantage now if you plan on going VA).

There are literally thousands of small landlords suffering in silence because their loss of thousands/tens of thousands isn't enough money to hire a good lawyer to take on the state, yet their savings, years of hard work is being decimated.  

The worst that can happen is that it does not go well and you had a good learning experience, and you wont make the same mistakes again on the second deal.

Here in Maryland there are a lots of areas where a cash offer wont make a difference because they can just wait for someone coming with a mortgage that can pay a higher price. 

Wont be the lowest rates but should still get pretty decent rates probably around 3 depending on points.Also nothing wrong with getting 3 quotes at once. 

If you lack the means to purchase the property, you won't be able to and being on the deed wont help you in any way.