I offer a buyer's commission of 2.5% of the PP that comes out of my assignment fee.

Some lenders do not offer this option for that reason.

I am making an offer on a multi-family home that has two units.

If You did get it under contract, would you offer it to someone else with no money ?  

With the right lender, it only takes a couple weeks.Here’s the link for more info: https://www.va.gov/housing-assistance/home-loans/loan-types/...Your current lender may offer this, but check around.I used the VA IRRRL in 2018.I wish you all the best.

Also, what are the seller financing terms being offered?

They are offering to rent the property then sublease it for me. 

Once the property passes inspection you submit your lease and the Section 8 agreement and you are in business offering government housing. 

Seems like there is always something that he can offer and plan a well rounded overall strategies depending on your particular situation. 

I can offer partial or full operation, setup, schedule organization, property maintenance, on-call/out of town coverage.