The difference in equity is a lot to you, but depending on how the capital structure of the lender looks, it's just not worth the extra work to maximize this deal.That said, why bother using commercial at all?

Be sure to talk to your utility providers to understand those implications in regards to number of structures.

I feel like after reading a couple of books the overarching mentality, techniques and methods on real estate investing would become repetitive but i also want to do my due diligence and get smart before rushing and failing at my first real estate investment. 

creating a structure of payment owned to us.

@Caleb Dryden there is another method. 

So I have a lease option with the owner and i want to put the title in a land trust (The deed  is still under owner name because of due on sale) How would you go about structuring it?

Hi @Agbolade Adesoye ,Good job on making the decision to invest, but the timing isn't right just yet.If you're wanting to invest your own funds, continue savings cash until you have more like $25,000 available to go towards that rental house.If you're wanting to invest other people's money, find wholesale deals in Arizona and apply the BRRRR method .

You could structure it over 5 years and only lose a couple hundred a month instead of what sounds like thousands.Plus, zero headache to deal with!

Usually lenders will offer a tiered structure on terms, meaning the more successful flips completed in that time span, the better the rate and points you will receive.

I have a 6 family deal on the table.Asking price 420k I think I could get it for 400kReal estate tax reportedly is $4000Water sewer $200 reportedlyInsurance $2700 per yrGas $600 per yrElectric $750 per yrGarbage pick up $750 per yr.Plus lawn and snow careCurrent rental income $3945After purchase projection $4200 (on low end)Cash flow on purchase would be around $1200 a month...Great neighborhood A+ and the property is in great condition...Looking for help in terms of is this a good deal... and if so what would be the best way to structure it?