Ask anyone with investment property and they'll tell you it's not passive.I earn enough from investments that I could be financially free for life, assuming nothing major happens.

Like the comments before indicated, big banks aren’t always the most advantageous when financing a home.

I would offer 90% of the market value. if he sells it you with no agents he is saving 6%~ on real estate agent commission and the other 4% is a convenience fee in that he dos not have to endure showings etc. and you will get better pricing on a non-owner occupied property if you put down 25% is compared to 20%.  

Is your property managed by the HOA?

Hello everyone,I sold my investment property last year and realized a capital gain.

If the deal makes sense and the property is going to cash flow with where the interest rate is then you should jump on those deals.

My parents have been very involved in the purchasing process- touring the property with me, etc.

Networking can provide valuable insights and opportunities.7) Get Pre-Approved for Financing: If you plan to buy property, secure financing by getting pre-approved for a mortgage or exploring other funding options.8) Start Small: Consider beginning with a smaller property or investment, such as a single-family home or a small multi-family unit, to minimize risk.9) Conduct Due Diligence: When you find a property of interest, perform thorough inspections, research the title, and assess potential for appreciation and cash flow.10) Take Action: Once you're ready, make an offer and start your real estate journey.

We have 2 class A/B+ properties on the west side.

This means you are saying that you intend to live in the property for the next year.