Cap rates are good due to the lower carrying costs and reasonable rents.Me and my partner primarily flip house, but we do own rentals.

Commercial loans are at least 30% down right now, with limited possibility for owner carry.

But at least your able to communicate to them in an efficient manner (at least they txt) You should try emailing them.

Nothing like spreading half truths in a poorly written manner.

Your comps state that you think the home should be of more value, but if the home has been on the market for awhile at that price, the market says otherwise.What will be your monthly carrying costs?

Take a look at one of these options:1) Is the seller of the 4-plex willing to carry the equivalent of the $35% down that you would need.  

Its a long shot because buyers ultimately decide the price.Another way to minimize your losses might be a lease to own or carry back depending on the terms.  

Downtown Bend has many good places, I would suggest Greg's Grill in the Old Mill Shopping Center, it is spacious and people can actually carry on a conversation.ThanksChristy Osterkamp

So I need to have a better "bedside manner" AND explicitly ask what else she needs to close the deal.

It seems as though they are selling equity stakes in property and taking a carried interest.