ONE, the transaction is not arms length.

I just did a 20% down,  20 year amortization, 20 year term, but it was a 5 year ARM at 4.75%.  

It just means that the title company and Seller do not accept signatures on certain documents (I.E. the deed, pretty much any documents signed at the title company).Also, while most sellers accept digital signatures, HUD requires live in person signatures and has very short time lines (you have to overnight the docs to their field office).  

Digital marketing companies are charging between $2K - $5K a month.

Maybe you have driven the area yourself, or maybe you are ok with the price because the returns are higher double digits.  

I don't know if it would count as arm's length.

@Jeffrey GignacGo to IREM.org search for ARM certified property managers.

Commercial financeing typically has ARM after a 5-10 year period. 

This would determine if its an issue that can be easily resolved.Answers to the above resolutions would determine if the buyer would have a 30yr fixed loan or a 7/1 ARM portfolio loan.

On a property of this size I would suggest trying to partner with an established management firm so you can learn the business until you get your arms around this project.