Additionally, other lenders are offering either a 70% LTV or unfavorable rates at 80%.

I am wanting to find properties that are not on the MLS or pay a hefty wholesale fee if possible.

What has been the vacancy rate?

Usually the interest rate and points are a little higher up front than a traditional lender but it's a good alternative to bringing on a partner.

Assume 8% mortgage rate and 30-year term.

We have about 20% as a "down payment," but I assume that avoiding a traditional loan would be the best way to avoid extra fees and costs.Have you ever purchased a home from a family member, and if so, how did you come up with the money? 

The CMA is right on the sale price - My payments to the seller includes a 25 year amoritization rate, so my monthly "mortgage" to the seller(300k with interest) is greater than their current mortgage. (200k with the same interest rate)- Going the regular financing route (25% down) is not desirable since I would need to dip into my primary residence HELOC for the downpayment.

Above 5+ units is possible but more challenging and rates are where you would expect them..50-65%LTV will be common for higher plex units, a common workarounds is if they have a US based family member or business partner with an LLC..Some investors or lenders have specific countries of origin that are restricted or even prohibited, check with your mortgage professional. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Was able to have the seller pay all closing cost and fees (over $25,000) How did you find this deal and how did you negotiate it?