You might find a commercial product that will allow for less down (generally you have to have a track record to get those products). 

This is what I'll do, offer them a free yarfd sign with a free pre-recorded message.

You can pay a list service or do the legwork of searching through property records.

Have this documentation prepared and recorded by proper counsel in your state to ensure the security of the investor's capital and that the terms of the note are in compliance with state usury laws.You or your entity will pay any points/fees, principal, and interest to the IRA based on the terms of the note.The IRA receives this passive income fully tax-sheltered.

I thought may be, he was asked to leave his home, but the county records show that the house he owns deed is recorded on both wife and husband name.

Check the county records to find the owner (and usually his/her mailing address) and then type into truepeoplesearch and you should be able to obtain cell/landline #s. 

Long story, short can I foreclose on both properties after 1.5-2 years after they were sold with a pre-existing unpaid lien (with a recorded deed of trust) when there's already new owners living in them???

If a politician were to agree to support 40% property taxes on investment property, you'd bet there would be a mass exodus of multifamily investors from the area and suddenly the city council would see apartment housing supply plummet to record lows. 

I ask because VA loans can be used for mix use if only at a max of 25% of the property is commercial.I’m just wondering do they just take my word for it that it’ll be 75% residential and 25% commercial, or do they come and check or are there records they look for where it states how many rooms in this building are residential versus commercial?

One of the methods I showed them was doing 360 virtual walkthroughs that we record to their websites.Then we also do what are virtual open houses that are essentially webinar walkthroughs to groups of qualified buyers.Finally, I've encouraged all of them to shoot a video detailing how they are sanitizing everything each time they show a house.