This puts an exaggerated front end load on expenses, increased initially and reduced over time.

In a modification they take maybe 1/3 of the balance, put it on the side, use the remaining 2/3 at 2%, 30-40 year amortization, to come up with the greatly reduced payment.  

I don't really thing the merger will have any negative impact. the merger i believe was to become a capture greater market share and to share technology, and to reduce operation expense.

Not all agent " Keep in mind your agent really doesn't care if you   get a good deal or not, they just want you to close "I do not personally want to cash a reduce check after broker fees until I feel my client got the best possible deal.That one of the main reason I personally do not attend closing.I only attend closing, if I feel my client financing is questionable.You should consult with @George P. on a few good investor agents in your area.Regardless, welcome aboard

Or, you could use unsecured lines of credit, home equity lines, credit cards, or get that IRA money moved over to a self-directed IRA and use that (if you can use it for your deal without it being a prohibited transaction).Once you have a proven track record, it will be easier to earn investor's trust and reduce their fear.  

Definitely more expensive for management fees and maintenance calls, but worth it for the reduced headaches as we're too far away.   

Inflation will help you out in the long run and reduce the future value of this debt.

They can't.Now, if you want the place you could consider, as in could not should, reducing the price and taking it subject to the lien, you could close on that amount with the docs you have.....unless you are borrowing, a lender won't go there.   

One option to consider to reduce risk is to do your numbers by planning to sell them doing a lease-option with 20% cash flow for 2 years, and a balloon profit of 30%-50% at the end.  

Also any coating you add my reduce the life span or void warranties on that roof.