I thanked him for his time and told my client that we needed to walk away from this whack job and find another place.We submitted an application for his second choice, which went through without incident.

It is still, 11 years later, our biggest flip by difference between purchase and sale price (we did pretty well).In our case it wasn't a thoughtful choice--we became real estate investors after finding an opportunity.

Its your choice , take it or leave it .

This can be an assurance to the seller should the buyer intend on refinancing to a traditional loan at the end if the contracted term.

In a traditional purchase you often sign an affidavit stating the EMD is yours and is not a loan from another source. 

Can I list these properties traditionally under my name as long as I disclose that it is a buy agent situation just to bring more attention to them?

FHA/traditional loans are limited to no more than 4 individual loans per person (you can't buy in the LLC name) and no more than four units (doors) per loan.  

Does anyone know of any private investors that offer decent rates with less $ down in NC then traditional lenders?

However, once I move out will I have to refi into a traditional mortgage since it will not be my primary? 

Jason,Welcome to the site.Cool career choice.