I think LTR for the first one would be your best bet!

Reality is to hit ratio's with the rising interest rates your BEST bet is 70% LTV, (65% more likely) and if could force one to the closing table with a bank that would give you more leverage, your debt service is going to kill any cashflow if its properly underwritten.

My bet is that he won't voluntarily leave and you'll be forced to evict him.

IDK banks policies but someone local is probably your best bet.

But, if you attend a Brooklyn, Manhattan or Queens REIA I bet you'll at least get some support from experienced local investors.

Your best bet might be to promote what you are looking for in those venues and find a match. 

If I was the seller getting that phone call/email from you with those facts, I'd drop this buyer like a bad habit, maybe you should consider doing that.

Your best bet may be to get in with a wholesaler or find FSBO. once it hits MLS in this market you're quite unlikely to find anything where the numbers work in your favor

I'd bet saving the time is the better option.

I would bet there is no insulation in the walls and a lot of the cells will be grouted full.