Closing costs $9305 on a 108000 cash out!!

[Jason Keating]

This seems excessive to me. Cash out is at a small local credit union. They said this is what they account for and anticipate so it may change. What are your thoughts? What can I negotiate down? Rate is 4% on a 30 year. ARV is 145000 tenants in place on a 1 year lease. rents for $1000 a month property is in a rural area in Virginia. Purchased for $51500 and put $19000 into rehab.