I am an Active Duty Marine Corps Warrant Officer that is stationed in Camp Pendleton, California (San Diego area for the non military folks).

HUD 223(f) can do 85% LTV (minimum), 35 year fixed rate, non-recourse, but there are more soft costs involved and timing is longer than Freddie SBL or a bank.

Some only accept accredited investors some also accept non-accredited but sophisticated investors for their deals.There are great webinars, podcasts and blogs on this exciting and much more scalable subject.

So I can put my terms, such as a non refundable deposit, rights to the contract if assignee fails to perform on C.O.E, rights to communicate with escrow agent after assignment.Im not a realtor, new investor.Any escrow agents in SFV, California whom are familiar with assaignments

Some only accept accredited investors some also accept non-accredited but sophisticated investors for their deals.

I decided to include my Real Estate plan for public critique.

100% financing is tough...even for private lenders, unless there are compensating factors (great track record, proven successes, strong reserves, great credit score...maybe even good job/w2 income (usually not a factor for non-bank investment property lenders, but may be for a private individual)). 

He has PCS orders and they are moving out at end of July.Couple downstairs with dog is non-committal about their plans, have given no notice, but MIL guy has suggested they are looking for a place and may move before or by end of one-year lease in mid-September.MIL guy has explained that he and his wife live upstairs and maintain that and the front yard, and the other couple with the dog live downstairs and maintain that and the back yard.

Let's chat in private as I do not want to seem to solicit to anyone and everyone on a public forum but in general our innovate model that installs in applications where plumbing is not separated probably runs $200-300 per apartment unit ($400-600 for an entire duplex).

etc..You can try to go conventional, to a community bank/portfolio lender, or to a non-bank lender for the above.