This is private and sensitive information...

. - Many complexes have issue with bad association, some case they dont even have a reserve. which sometime make the association to raise the HOA at any time with no prior notice. - selling these kind of condos is a pain.

Do you have an address and any rental data you can share with me in private? 

Length of the primary lease term, level of lease guarantee, location, quality of tenant (national,regional,local) plays a part.There are many different types of lender (local,regional,national banks, insurance companies, CMBS, conduit, credit unions, private family office lenders,etc.) each has their own criteria within the space to do a loan on a property.It would take me many hours to write a response explaining all the variances.When people become my clients I already have the retail commercial attorneys, capital markets lenders, on and off market database of properties,etc. 

I noticed a house (right across the street from me) is no longer occupied (rented) and it is not being cared for (tall grass).

So serious we decided it is best to leave the beautiful San Diego area for a better market.We noticed Ohio cities have really high rent ratio (we downloaded data from Zillow on rent ratio by city in the USA).

I have a private money lender who has offered me a 10% loan at 100% LTV w no points. 

Also noticed expenses for some of the multifamily are higher than i would guess, does that mean there are landlord responsibilities such as water or trash or ??

What is a fair profit share with a private investor who will be hands off?

If it's an awesome deal that you don't want to lose, start calling any private lenders you know and see if they'd lend you the funds in exchange for part of the profit you make.