I have roughly one year of student loans left to repay (looking at every avenue to shorten that timeframe), but then will have excess income I would like to begin have working for me.

Once you find one return any excess money from the 6K.He signed a lease, hold him to it.

This is a key component to the process and different banks have different appetites.

Closing instructions would be given that seller is to pay my option fee from the excess amount the seller receives.Sounded good in theory, but I can't say if it would fly with the bank.Unfortunately this buyer decided not to proceed, so we didn't get to test it out.

But if Mercury is available, I recommend them highly to all clients, their appetite is small-medium sized independent owners (especially small multi-family units).

So based on this post, it appears you are trying to avoid capital gains taxes associated with the $150K increase in excess of the $250K exemption?

Tiffany, I did become an agent a few years back because the 6% commission system is a bit excessive but consider that the standard 6% fee (3% buyer and 3% seller) is a not fixed requirement when dealing with agents. 

Network with other investors and call around to find the ones with the appetite for (1) small multifamily and (2) someone with your background and finances.

But I agree some are excessive (Accounting and Legal).  

I have some excess cash that I've been sitting on for a while due to being very risk averse but have decided that no risk, no reward.