The standard 10% usually covers tenant management only - advertising, screening tenants, preparing leases and renewals, fielding phone calls from tenants, collecting rent and conducting evictions.  

I have seen 4 units come available in DC where the rents would cover or almost cover the entire mortgage. 

If I was working with a client who didn't have a lot of money up front, I would probably charge a smaller flat fee in advance to cover my risk, with an additional contingency when the deal is consummated. 

A property in which the Seller may carry with less down COULD work, but would most likely require more than 10% down just to cover costs of sale and commissions.What about a house hack of a multi-unit in which you hold 1 of the units as a 2nd home, and rent out the other units? 

One is mechanical / general so it can cover most anything.

I look at any panel systems (not the cheap fake wood versions that grandpa used to cover the plaster in the entire house back in 1972) as an upgrade, not a way to shave expense. 

I have been using a program called ExamSmart, providing me with practice exams and they seem to be covering a lot of good material.

Great, that 2 or 3 year lease might let him milk it a bit longer, and set it up so the buyer puts $50k in his pocket to boot ($200k to cover the loan + $50k for him + $10k for you = $260k cash... making up numbers).

Their mortgage insurance will cover their loss, so what do they care?

Remember the more units you acquire the more likely you are to cover your mortgage but at the same time you will also need to be able to qualify for these high ticket properties.