Private money which would be approx a 15k note that I would pay back @7% over 5 years making it a lower monthly payment - Use my own money.

Who would want to rent an old home when you can buy a newer one for nothing-down and lower monthly payments?

If they're off, its because they tend to use slightly lower materials and labor costs. 

If it comes to pass that the LL wont accept less than X you will find out during negotiations and can use that as leverage to add value elsewhere (lower starting rate, more free rent, more TI etc.).Regarding #8: every commercial lease is negotiable.

By pulling equity and investing with minimum down on more properties you are increasing your total property income at a lower cost than simply buying cash flow on a single property.

My wife and I both come from lower middle class families where we always had food on the table and clothes on our back but for the things we wanted in life we worked.

For lower leverage deals, say sub 60%, some banks and life insurance companies allow you to forward rate lock up to 12 months prior to close.

That help to lower your DTI. 

Great to work with and they were also the lower quote.

I know, I know, more to the IRS, but it's up to you to decide which dragon you're going to chase - more real estate or lower taxes.