I know I may sound harsh my friend but you really need to think about this stuff.

Hard to say, but from my short experience I can tell you that inside the city of Hartford the returns are good but it's very harsh.

Bounded on the west by ocean, south by Mexico, North by Pendleton, and East quickly gets harsh. 

I could even just charge my 42% down payment and be happy with that and manage the transfer of funds free of charge for 10-11 years.This deal is going to happen and all I am trying to do is create options that will trigger the seller to sign my contract.

Hello BP Family,This is my first post.I just made my first deal and it's a long distance one that came to me through a relationship I built using the tips and techniques I learned here at Bigger Pockets.I paid $1000. under asking which to me didn't feel like a good deal at the time, but I ran my numbers in multiple different scenarios and I just knew I had to pull the trigger.

I would echo what James said above, and start with a good lender who will guide you (and not sell you), give you options, and if now is not the ideal time for you to pull the trigger, lay out a good road map to get you there. 

It's possible that a high pressure gas line would trigger the same kind of failure.

The jump from a 2-unit to a 3-unit will trigger some additional requirements that may or may not be feasible in order for it to be permitted as a 3 unit.

Not the ideal way since you don't have anything concrete but enough to pull the trigger on a deal.   

Doing so can trigger the alienation clause.