Two questions: depending on who holds those liens I will have to negotiate them individually?

I know it's very large farm area to cover but I am motivated to learn more about each market and the individual dynamics before I invest.

Good value add operators often can create significant value in a few short years, refinance, essentially getting the investors initial cash out...while they stay in the investment earning solid cash returns each quarter (payouts) while a suitable exit price is achieved in the 3-5 year period.  

I took out a $25k mortgage and sold 2 cars to get started.  7 figures of business later its definitely paid off.Regardless of who it has and has not worked for, this is a very personal decision with no wrong answer.Is your desire to create a life you want greater than your fear of losing that money and more? 

Use this to start-up a conversation, and create a real-person contact.  

What I have been told is that in order to take advantage of the 3.5% Down we would have to buy our own individual multi family!

The guidelines are created by Fannie Mae, but it's your lender that is going to be handling all the details.  

I want to focus solely on rental properties to create some residual income for myself.

This creates a WIN-WIN Situation and gives the Realtor incentive, to work harder on your behalf.

Most softwares out there should also be able to handle all of the accounting and help you get your data from QB into their system.As long as it can handle the accounting part, the system will also be able to split up and create report batches for you - investors each get their reports and accounting can get everything they need in one sitting.