I have a home owner requesting $94-139k HEI loan, structured to pay the loan when the house is sold, in 10 yrs. 

I just started the mortgage application process and have been pre-approved for a loan with a 6.75% interest rate.

You had a $150k loan, so after $20k in closing costs you  only get $30k. 

I am new to this and am open to being shown I'm incorrect, but I have finally duplicated the problem with a spreadsheet since it was driving me crazy.The formula for "Profit if sold" is Property Value - Sales Expenses - Loan Balance - Cash Needed + Cumulative Cash Flow. 

Not just a lender who can put together a loan document (they all can do that), but someone who is interested in your goals and can advise you in different strategies, downpayment assistance programs, etc that can get you going.From there your financial strategy and the local market will begin to steer you in a direction of homes available and that fit your finances.

I have stopped posting the front of the house for two reasons:a) Scammers can't pull it.b) Someone can't identify it online and know it's vacant.

When you say Broker are you referring to the real estate agent or a loan broker?

Commercial loans are larger sales prices.

They should be able to refer you a lender that can walk you through ways to limit your cash to close.For your specific questions, an FHA loan is probably going to be your best bet.

That is an Investment Rental Portfolio loan.