How I bought a riverfront house in Oregon with less than $4k out of pocket

[AJ Wong]

Average one bedroom rent in LA: $2691. Average deposit: $5200+. Buying a QUALITY home with less than $4k out of pocket? Ruthless.

Here's a general investing theme: "If you can't do it with what ya got, ya won't do it with more."

We just put an offer in on a riverfront one bedroom cottage on a half acre property in Oregon that we expect to be accepted, here's how I plan on purchasing the property with less than the cost of an apartment rental deposit in SoCal:

Purchase price is $330k as a FHA Primary Purchase with 3.5% down ($11,550) and a 2.5% ($8250) seller concession towards closing costs. The seller is offering the buyer's broker a commission of 2.5% ($8250) and I am representing myself as a licensed real estate broker.

Total closing costs with inspections and appraisal costs are +/- $8750. 

Total cash to close (down payment + closing costs) is approximately: $20,300. 

Seller is paying the buyer's broker at closing (ME) $8250 and 'contributing' another $8250 towards buyers closings costs. 

Difference of $3800 or about 1% of the purchase price plus an inspection fee :) 

The difference in 'financing' the down payment and RE commission (5% of the purchase price) is roughly $124/month or ELEVEN YEARS of payments ($16,500/12 = 133 months.) 

When people ask if they should get their Real Estate license? My answer is always..yes. When I obtained my RE license over a decade ago I never intended to service others, but to accelerate my own RE investment interests. My business and portfolio have grown proportionally with experience. 

Have you ever used your real estate or mortgage license for your personal transactions?