I have 40k at the moment and zero debt. 

Only debt I have is a car loan, which I pay extra on each month (will be paid off before I start investing). 

Some times getting creative can help all maybe a combination of seller financing and hml.

Sometimes, they are combined.

Daughter can't file BK to stay the foreclosure (Based on what you wrote) and, bank has no incentive to do anything other than to proceed to sale (Again, based on what you wrote) absent a wire sitting in someone's inbox with a loan number on it and a payoff equal to total debt, prior to the sale.

So, recently I was prequalified for (x) amount of dollars through a mortgage broker - it is solely based off of my debt-to-income, but I am using "gifted funds" from my fiancee for part of my downpayment/closing costs.

Unless you have long term fixed debt (i.e. 30 yr fixed mortgages primarily for SFR), you face refinancing and interest rate risk. 

The Lithonia deal may have a higher cap rate (as it should) where the Peach tree corners may be higher appreciation following rent raises (commercial does not appreciate for any other reason but by cap rate compression PLUS NOI increases).Is the syndication debt only, cash flow only or a mix of appreciation (at the end) and percent of cash flow as it increases..Lots of syndications benefit the syndicators mostly, some are balanced and are win-win for the investor as well. 

I think the only time it should drop, is if you actually create a debt by taking out the loan.

The below numbers will give my calculations, and for debt service, I'm assuming 80% LTV, 5% interest, and 30-year amortization (I understand these terms are possible to find even for multifamily).