Your 10% repairs and CAPEX seems a little light.

They are usually responsible for anything consumable like light bulbs, smoke detector batteries, filters, etc.

The furnace has an automatic pilot light so it doesn't have a flame that needs to be lit.

Here is an interesting article that might shed some light.  

I can't say bad things about my client, I am not permitted to put them in a bad light.

So just give these possibilities some thought in light of the cost to add on to the property.

We have a small down payment ready to go but am open to (and will probably need) creative strategies like partnering with another investor or seller financing etc, I have the ability to do light rehab and am willing to contribute sweat equity and hustle. 

Can anyone shed some light on what the majority of commercial/portfolio lenders look at as far as requirements?

And I can help my kids to see the light and not wait as long as we did. 

Looks like attendance is pretty light, so it should be a good chance to meet everyone.