The seller would have to carry a very large second mortgage and this point will stop many deals in its tracks... but it's not impossible and it would definitely work if you can get the seller to agree to carry a large second.The other high LTV scenario would also involve a hard money lender and instead of cash we can cross collateralize with other real estate you own assuming there is sufficient equity in said holdings.The challenge in this scenario would be the cost of the hard money... it may be workable on the 140 units, assuming you are getting a good enough deal on place.

If the loan is valued by the rents how do I calculate for the arv.Example6 Unit Property Cost - 850,000CURRENT RENT - 5,300ARV - ?

Cost on your sewer and water hookup.Scope the sewer see if it needs replaced.

If renting RENTERS insurance for the amount you invested NOT replacement costs, it will be about 1k-1300 a year. 

I would use a company versed in this process to manage the operations of the LLC and collect the rents/operating costs for the owners. 

If you find a good company, your costs will almost always be much lower and typically, the rehabs are done correctly and everything is functioning properly in the home.

I would not.What is the most effective method to determine the rental rate for a property?

And doing whatever you can to cover costs make a few bucks while you hold it is just icing.

I mentioned before that these things cost money to coordinate and advertise.

Never built one, if its straight driving range the cost is in the land as the only equipment is the machine to give the golf balls, the balls and the tractor to pick them all up.