Normally, I call the number to let them know that I'm not interested in selling so they save postage.

Is this normal or am I just in a bad area for rentals?

This means you don't have to pay it out of pocket like normal closing costs on traditional loans, you can roll it into the loan on the property. 

I used $60k to keep the numbers simple, but I would also cover all the costs that a seller would normally pay for, namely the real estate commission and the sellers side of the transfer tax.

I have learned a couple of things and one is that I'd rather buy a property that is vacant than inherit some tenants who don't meet our normal standards.  

Members normally have good contacts.Good luck

As others have mentioned, 10% is normal for a 1st lien HML ... you can originate a small few (forget the number) on your own as a private lender (with no points), and 10% is the most you can charge in this case or else it is usary and illegal, or you can use a licensed mortgage guy to originate and possibly charge more ... in that case the mortgage guy keeps the points and you keep the interest.

normally buyer pays for loan doc preparation so why would you want to save a few dollars on loan docs. 

Yup, this is normal, no need to hide anything, no need to tell anyone, no need to refinance. 

However, it's my understanding I can't just purchase the 4plex now as I normally would, I need the intermediary in place at time of the 4plex offer / purchase, right?