Pete,Apartments are a class of business that some Insurance companies like and others avoid. 

I know a guy who does this, Maybe he can offer insight 

Depending on your market buying a duplex might be feasible but many down payment assistance programs do not offer credit for multi-families. 

If you plan to invest somewhere else, who is the top agent for investments in the area that could point you to a good mentor, or offer mentorship themselves?

We put in an offer immediately.

I am looking at build to rent financing, but all of the banks that I've spoken with do not offer construction loans for investment properties.

My cash flow is not great because of high insurance rates and HOA fees.

My partner and I use the subject to language from the AIR CRE forms as an addendum to the REPC - UtahSubject to language for purchase offer - Utah REPCBuyer(s) shall take title to the Property subject to the following existing deed(s) of trust securing the existing promissory note(s):(i) An Existing Note (“First Note”) with an unpaid balance as of the Closing of approximately:Said First Note is payable at $_____________ per month,Including interest at the rate of _________ per annum until paid (and/or the entire unpaid balance is due on ___________ (date).

I also offer STR data for the NW region. 

We always are looking for more help answering questions here in the forums, so anytime you can jump in and offer advice, we'd love it!