I love helping people and truly do enjoy my job, but I am already at a young age topped out for compensation and in this field with insurance reimbursement structure the way it is, I am likely to not move up much at all in the future unfortunately.I have always loved personal finance and after accruing ungodly amounts of student loans and navigating paying them off all while efficiently investing in the stock market as well as now real estate I have not only realized how strong my interests are in this area but also my personal skills align in financial planning and personal finance.

Is the TI and commission able to be wrapped into loan?  

You might go to the planning and zoning office IN person, don't call, and talk to planning staff. 

I want to buy it with a conventional loan with 25% down and then take out a heloc that will allow me to go up to 90 cLTV.  

If I have to boot someone I'll have it re-rented for more money in a week and the person getting booted will probably be living under the bridge as they won't find anything as cheap as me. 

What if you get a 0 down loan for the entire value and not use the cash? 

Also, I can't tell anything by just this post but there are investment property loans that don't require 25% down. 

If you could fog up a mirror you could get a loan.  

I am trying to raise the 10% down and bring in a partner or GAP loan person.

Have you checked out using an FHA loan for a multifamily househack?