I use a 3rd party for the background and credit history.  

It can take quite some time for a company to establish sufficient assets and financial history that it can borrow without a personal guarantee.Your notion of a third company for the purpose of pooling investor funds treads into a whole other area of regulation and you will need to consult with an attorney experienced with private placements / private REITs / mortgage pools to fully understand the legal & licensing requirements and costs of such an approach.Alternatively, if you form a company with 2-3 other folks (known to you: friends, family, co-workers), who all contribute capital, you do not enter into the world of private placements / REITs, etc.    

People are making money in real estate every year throughout history.

However, I look at the tax history, and the tax percentage is 6.23%!!!

There are many private offerings that have performed well below expectations during the largest bull run in apartment history. 

Those tenants don't mean anything unless they have proven 5-6 months of history of paying on time and respecting the property. 

I also unreasonably love my bank, love its history in the region.

Do some initial research for potential markets, choose 1-3, network with local professionals and investors in the area, look at all the potential deals in the area and history of deals if available, and then schedule a time to come and visit the area and look at potential deals in person before buying.

It's possible to get owner financing but even in that case you will still need a down payment as well as exceptional credit history and a decent net worth.

If the property has long rental history and the previous owner has records, purchasing the multifamily on an investment loan does not look the same to the bank as you just purchasing a second home.