How does his motivation and my tactics vary depending on if he wants to put money in bank,re-invest, or what-not?

So they will remained tied together.

If that doesn't work, I would consider talking to any other motivated mortgage broker to see if they thought you could get the PMI removed.

It will still remain disconnected from the downtown area due to the train tracks which is the only big downside.

Simple example:You want to buy $100,000 propertyYou put 20% $20,000 down and ask seller if you can "owe" them the remaining $80,000 to cover the rest of the purchase price.You now own the property and can record your title specifying that you bought the property for the full $100,000. 

I'm like 90% purchase business and generally prefer it that way (buyers are more motivated borrowers than refinancers, so I don't have to chase them around for paperwork), but when one like this that sells itself no matter how you cut it (did you notice I bumped your rate like half a percentage point and could still sell it to you?

It does not matter whether you choose SFH, MFH, mobile homes, strip malls, or hotels...the true determination of your success is how well you know your strategy and your area.Having said that, I would recommend examining your motivations for SFH.

The goal of the call is to gauge the sellers motivation and to get them to a point where you can get them to a low purchase price without you making an offer over the phone.

How all of that works out remains to be seen.

Hey Nina Daniel your ambition is motivating!