/@Kenneth Biason - I came upon this thread as I'm in review on a property in Garfield that falls within this zone.

Guy will be a good sounding board for this type of stuff in case there are times the forums fall short, I'm sure he'll be happy to let you buy him coffee or a beer and chat RE 

VA loans can be used to purchase up to a 4 unit multifamily. 1-4 units still fall under lending guidelines as "residential loans" versus "commercial loans." 

Most HNW partners will want to know your deal falls within the Fannie Mae or Freddie Mac small loan standards. 

My sister lives in Post Falls.

Yes, the environment today is far different than 1993-1994.As to banking regulations, they were a finance company doing commercial loans, including mortgages, so I don't know what banking regulations it falls under, if any.

I would always have a fall-back home in the case something happens financially.

Do not come in with the expectation that the money is going to be falling all over you.

Somewhere between these ranges is where you are likely to fall. 

Ok other than putting the cage in myself and forfeiting it if the deal falls though is everything else ok with the offer?