They dropped off the check for the original amount because "they already wrote it out."

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

Why can't you say "My role is to find you a buyer who can pay cash and do it as quickly "  Give m"e 'x' days and if I can't do it then no harm, no foul"  If there is a drop dead date then don't take on those contracts if you cannot buy it yourself?

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.