That typically doesn't pan out in a residential zone (or at least not well enough for the headache in my opinion). 

Multi's are typically more expensive than sfr's (single family homes). 

If it's a typical hoa lien it does not survive the sale.

Hi Jeff,I can only speak for my area of the country (Seattle, WA) and what is typical out here, 6%. 

My offers are typically AS-IS, not contingent on financing, and the inspection is purely for information purposes. 

I think everyone here does it a little differently, but I typically have a higher capital expenditure reserve in the beginning (10-20% of rent) until the reserve balance hits a comfortable level. 

As far as incentives go... sounds good but typically the only incentive I need is the check at the end of the job and a phone call when the next one is getting close. 

My info: I stopped direct mail two years ago due to lack of response and the cost per deal reaching close to my typical wholesale fee (breaking even, with a marketing cost of per deal $7-10k) I switched to flipping the deals to get a larger piece of the pie as lead flow had dropped 75%.

Typically they are written so that if the borrower does not make payments, then they are given a cure period at which point if they do not "cure the contract", then the Seller/Lender has right to immediate possession of the property. 

If people are just given everything then they do not typically understand the value it has and effort took to create it.