I understand it’s pretty much impossible with today’s banking regulations, but just curious if anyone has pulled it off in the last 5-10 years?

I just never done this with a buyer using a bank loan and wanted to know if anyone has successfully used this strategy before.

You just need to run this through a filter and see if it makes sense to control an asset with zero bank involvement up front...and assess what structure of the deal takes on.I just offered on a 6-unit last night...and usually keep consistent opening terms for debt-free properties: 10% down, pay sellers closing costs and all document prep fees, pay realtor commissions, at or near list price (if it makes sense), 4-5 yr balloon, 30-yr amortization, 6-7% interest.  

Remember, you are handing the keys to your bank account over.

My wife tried co-signing, but now the bank wants me as a co-signer too.

@Nicole Heasley  If you're looking for a lender for a 6 unit complex, I would bypass this guy and just reach to smaller local banks in your area, and look for the commercial lending department. 

If a property that is worth 5.3 million today at 6% cap approximately, can be bought at 5% interest rate; if the same property I could get at 4.3 millions in 2 years if the market falls, then interest rate possible at 6-7%, my cash on cash may be better but still not significantly better due to the higher interest rate, plus opportunity costs of sitting on capital for 2 years (1.3 million investment earning 1% bank interest instead of 7% COC if invested, loss of tax break depreciation, total loss may equal 200k loss in profit), plus increase in the rents and some value add could increase the cap from current 6 to 6.7 or so in 2 years.Unless, I find another source that can give me a COC of 7%, sitting on cash for 1.5-2 yrs for market to correct may itself be a loss.

A key and feasible amenity that seems to be missing from older properties are package lockers.There are a host of vendors out there and Amazon even has their own proprietary system. 

I help host the BP monthly meetup here in Miami, I will reach out to members this month and find out who is going so perhaps we can organize something.

go talk to a local bank and see what they say