Buying cash vs mortgage for a flip

[Zachary Lynn]

Interested in doing a flip in the next few months.

On for example, a 400,000$ purchase here in suffolk county NY, there could be greater than $15,000 closing costs.

Is there a way to minimize these costs to minimize breakeven -- would paying cash eliminate a lot of the lender fees -- is it even worth it? Would buying from a town directly prevent the 3%-6% closing broker fees?