So I worked at a rate of $25 bucks an hour which isn't too bad.

Typical market cap rate for stable buildings, Vacancy in that sub market, economic vacancy?

I simply want to borrow the money by Note for the loan amount plus a nominal interest rate to be paid when the note is called.

In both cases, there are usually contingencies in the P&S that let you get out of the deal if the inspection is not satisfactory or you can't get "conventional, market rate" financing. 

I've heard it's rarely a good idea to file a claim against insurance because it can raise rates or cause insurance companies not to renew the policy. 

2-4 units obviously gets better rates.

I still have a years to pay off my lender ~23yrs at the rate I'm going, that is unless I can get creative with a HELOC or other ways to cash out to pay off that debt 

Home prices in eastern MA have continued to climb, and now interest rates are as well - and the Fed has said that they plan 3 rate increases next year. 

Expecting "instant equity" requires you to either buy below market rate, or you will have to force appreciation by making substantial capital improvements as soon as you buy. 

I powered through it in 4 months.