We will be armed at all times and if there is a shooting and the police confiscate my firearm(s) used after it, you pay for replacements.

Stressful, busy like a one armed paperhanger but I can't complain.

They always placed steel doors windows on the homes while under construction, rehabbed them, hired pro property managers to manage and also had armed security watching the apartments buildings if things got crazy i.e. drugs, gangs, etc.

Our construction arm does a couple million annually & man that's not an easy couple million to transact.

A TODD should explicitly state that title to real property will not transfer to the beneficiary until the original owner's death.

Sorry.You cannot do this for conventional loans, so that option is off the table.You might find a commercial lender (shorter terms, maybe balloons, maybe ARMs) who would do a 70/20/10 (bank/seller/you) sort of deal. 

I don’t have a crystal ball for interest rates & I know Arms can be beneficial in some cases but centainly not all.

Loans for investment properties are not eligible if the transaction includes non-arm’s length and/or at-interest characteristics- Regarding cash reserves & down payment, can an existing LOC against a different property you own outright be used to show you have sufficient cash reserves and is it ok if you draw from your LOC for down payment funds?

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

I have only come across one lender so far (PFCU) but they will only do this under their commercial loan term (5 year ARM), i am looking for a fixed rate term.