You can do a 10% down on a second home property (pied de terres or vacation homes), that can be an income property also. 

I did get some work done there and it wasnt as relaxing as a normal vacation but there will be a time for that down the road :)

I checked my area and thats about the typical cap rate. 6-8% is fairly normal...My other problem is on top of those other expenses, I will also have about a $2750/month loan payment per building. 

Oftentimes there are still responsibilities you will have as the owner in the PM contract, so make sure those responsibilities are well understood and are things that you can handle wherever you will be relocated to.My biggest lesson learned from PM groups is that a big group with a lot of clients is normally pretty complacent, but has great connections. 

If NOT occupied, I'd go the route of a normal, good performing agent who you can be confident will get the deal done, get you the best price, etc. 

You could setup a simple waterfall structure where the normal split is 70/30 and anything over a 10% CoC is split 50/50.

Offer what's normal for closing costs.

But, normally, the thought among lenders and banks is "we don't have to be the lowest we COULD be, we just gotta beat the other guy." 

Both of these would normally get factored into escrow, but if applicable you’ll be responsible for paying them out of pocket Last note-even if the seller requires a down payment, you have other options.

Is it normal for my general contractor to push the cost of his general liability and workers' comp onto me (the owner/investor) at the price of $2,600?