Condos are great if the HOA doesn't get reassessed often, but unfortunately when things are good, they're always looking for ways to spend the reserves on something which means they'll end up raising prices on all the units.

High cash flow and built reserves to > 6 months, which were used to weather Maui's lock down on travel during COVID.

I can tell you this, if everything is perfect - all syndicate partners have great credit, you have plenty of reserves, relevant experience, a solid business plan and financials, and Feasibility and Environmental Studies completed in the area you are looking to purchase or develop, all with at least 1 US citizen sponsorship... you may be able to get close to 4%... maybe. 

I suggest you study the process very carefully before committing money you can't afford to lose.If you haven't search and examined title before it's not something you just walk down to the courthouse, or get online, and start doing.Check with a local title company to confirm their requirements for issuing a policy post sale.

If they do deny liability I would first review the contract for sale and purchase and the deed and see if it excludes outstanding utility bills and code enforcement liens from liability and shifted the onus for confirming their status to you the Buyer. 

Lenders don't want to deal with defaults so they put up obstacles to safe guard themselves in the form of cash requirements.Plan of having 30%+ of the total project cost in reserves.  

I currently have a single separate account with my bank as a reserve account for my condo rental and my first out of state duplex. i use this to pay the expenses for my property.

I started Sunshine Cleaning Services to start building our cash reserves.

PP $310k   GAR  $25400   Total expenses $6,400  (Taxes $1900, Insurance $1,300 Maintenance $ 100, Vacancy reserve $2,200  self managing, Utilities & trash and lawnservice paid by tenant) NOI $20,000   Cash flow $6,275  Cash on cash return  7.82% Now since I have never done this, I have gathered the information and plugged the numbers in where I could.

The offer: $140K with no down payment (seller financing) which is in line with the comps 5% interest and 30 year term with no prepayment penalty Analysis Purchase price: 140K Monthly Expenses (including mortgage, taxes, insurance, capex 5%, vacancy reserve 5%, maintenance of 5%) : $1,463Income from rental: $1,600 per month (conservative) Cash flow: $136Thanks so much!