Traditional bank loan for 80%, savings for about 10%, and family loan for the remainder.

The prices were the same or higher than mine, plus they included the above 3 items.5.

You will have to reach out to a lot more owners, but that would be a way to get in without a traditional loan. 

Aside from traditional debt coverage (i.e., PITI), we will save each month for CAPEX / MAINT. / VAC. as recommended in the BP calculator.Long term buy / hold strategyAfter Refinance Analysis: (includes CAPEX/MAINT/VAC)NOI = $29,592   COC = 15.9%  Cap Rate = 8.03%  Gross Rent = $3600 month    Expenses = $2710  (includes reserves)Monthly Net Cash Flow = $889   5-YR Annualized = 22.53%BP Community Questions:Is there a more appropriate analysis tool I can use for long term buy / hold new construction?

Just ask them in writing  not to discuss any items with the seller. 

And I near to never hear it spoken of in open public forums like this yet, inside the world of Institutional/Professional REI it is the single most centric item we discuss, analyze, assess, quantify, weigh and measure. 

David Greene covered the topic on one of the latest podcasts as well confirming that 6 months is a traditional answer for a lot of lenders, but isn't a hard and fast rule, therefore I need to continue to search.Your 75% comment is interesting because many of the HML websites I have been on are all marketing their products around a % of purchase price plus rehab, not starting at 75% of ARV which might (ideally will) cover the entire purchase price. 

Commercial loan since we couldn't get a traditional mortgage on a condo What was the outcome?

The biggest mistakes are typically at purchase - over paying or missing large rehab items needed.

Though the previous tenants lived there for a long time and kept it up, it may cause issues if the new tenants ask you to fix items that may not be necessary.