Aloha,Take a breath, focus on the relevant facts AND variables, develop a plan that is fair to all tenants, AND to you as LL.

And I think that is a great way to filter out properties when I the investor am underwriting deals.But here's what doesn't make sense to me...why would I tell a broker what Cash-on-Cash return I want to have when there are variables in that CoC equation that the broker does not / cannot know?

There are a lot of variables to the situation depending on if you have other things to write off and the structure of other businesses/assets but going off your post I would assume no.

The only catch is he is the only one with an income and the offer letter from his future employer doesn’t guarantee set hours so his income is variable and not near the 6k a month that would be needed to meet the 3x month income.

However, the reason I stated as such is as follows:1) When the current owner holds title free and clear, it removes all other lien holder variables out of the equation entirely, reducing risk.

@Jingjun Zhou try pennfed , they do up to 80% ltv I believe but it's a variable rate (12 yr balloon).

I mean, you can use it how you see fit of course but because it's a variable rate, and because it will "mature" in 10 years, we need to have a plan to pay it back or we could really get caught in a tough spot on them. 

One secret is if you can parse out valued where others miss, this will give you an edge.There are so many other variables to factor in.Like financing [commercial, residential, owner carry]- Interest rates, terms etc.ie: Owner occupied 4 plex vs an investor owned - Same price - totally different metrics and outcome.What is the future upside, can you increase revenue.

There's a number of low-down payment programs, down payment assistance, etc  available depending on the property type and other variables. 

I know there are a lot of variables like what area, the condition of the building etc but I guess the more I keep researching and looking the more I will become familiar with the pricing.