To answer your questions here though:Alternative options - I was going to sell all my stocks and etfs, take out a HELOC, and some credit cards to try to shoestring together enough to the deal without a hard money loan. 

The modeling of this is actually pretty easy (see link: 42-unit proforma sample), but my model treats the pre-refi loan as I/O, but that can be updated based on your deal.

Just to name a few: Borrower's Experience FICO Loan Amount Loan Type being sought: Perm (30 yr ams), Bridge (12-36mo I/O), Rehab (12-36mo I/O), Ground Up (12-60mo I/O) Property Type (1-4 unit, 5+ MF, Warehouse/industrial, Hospitality etc)If you have a specific deal in mind, then you can have a lender (or broker) look at it and give you a better idea.

I’m 30 years old, 10 month old son, juggling taking care of the family, property of 21 acres, an old farm house, work, and real estate.

I am looking to see if there are ways to get creative with downpayment on commercial loans.

Great tools that get updated regularly.I am on the lending side of things and would be happy to hop on a call with you anytime to discuss financial strategies and help answer any questions you may have about nearly any loan product available to help you on your journey, even if they are not products my capital partners offer.We are all here to help you learn and grow.

I would consider asking a slightly higher interest rate than market, because you are offering financing for a buyer that may not qualify for a traditional loan.

Selling a house with furnishings doesn't really add value and many buyers won't want the furniture.

The sale failed and he still owns it.One of the potential solutions is to use an SBA 504 loan for the real estate. 

Cash out should be used as a 12-24 month loan so that you can buy another property and pull cash out at the next 12th or 24th month mark.At that point you take a portion to pay off or down the first loan and use the rest as a down payment on the next REI.