When I first started 10 days was normal option period or at least not unusual...then it moved to 7 as the market got stronger, now not unusual to see 3 and 5 or 0. 

Would 20% down be relatively normal for commercial?

I'm making a couple assumptions here.I don't normally deal with commercial mortgages, but this one is a 5 unit. 

Is that normal?

Second i noticed you are negative on the cash on cash ROI we should be shooting for at least 10% and last i noticed 15% on property management fee i am not sure in your area but normally they charge between 8-10% as is i would not consider this a good deal however, i have learned every property has a number.

Since money is at the root of this conversation, few people with skin in the game are neutral.

They have more skin in the game then you do.Make sure you get clear title.

I have seen/heard of HMLs doing 10% down and 100% rehab, but have not come across one that does not require any skin in the game. 

They operate just like a normal loan but use the all the SFRs combined ARV for the LTV.

I wasn't connected to many/any investors when I got started so not sure if my local credit union experience is normal or not.