I'm trying to understand the motivation and reasoning behind why things are that way and this way hopefully i'll adjust my strategy moving forward.

Is a 5% cap rate reasonable?

Especially for a front-ended note with a conservative LTV.That said, how would I DECREASE the note buyer's return to a more reasonable 12% or so? 

There has to be a reason, find out what it is.

No reason to give away the farm if that’s true.

I can't and I am sure you can't even imagine what people are currently going through right now...The reason I made this thread/post is, that I want to know what can be done and how can I help rebuild the town and help people recover.

Instead, she would like me to provide her with combat roach baits.Is this asthma story a viable reason to decline my attempt to immediately resolve this roach issue?  

Multi family townhomes are all over the place and cheap (for good reason).

My "reasons" for staying out all these years in-between seem flimsier and flimsier each passing day.

If I need 2 years to come up with that for whatever reason, I could do a LO, put 3% down ($15k) and then would only need an additional $85k at closing to satisfy the 20%.