I currently own a duplex in Philadelphia that is worth $285k conservatively.

Be conservative on budget and time.

I even kept the cash flow number conservative and the math still works, $1K/month on a $400K property is good but not a home run by any means. 

Note when i do underwriting for my purchases, i run significantly more conservative underwriting (since 2022 i have been depiction $0 near term (5 years) appreciation for one example.  

However, your unfortunate ultra conservative approach may work, but it won't work for all.

Example: invest in syndications / short-term rentals / oil & gas wells / solar projects / conservation easements, and so on, due to the tax losses they generate.

Buy conservatively and don't speculate.

Ensure the STR’s projected income comfortably covers new debt, even with conservative occupancy rates, and maintain reserves for market changes or vacancies.

It is typically lower than cash-on-cash and you can put it somewhere around 6% conservatively.

Second offer which is $12K lower than list price, no rate buy down, and seller won't pay the buyer agent commission.Morgage payment with a conservative LTR payment is break even,  Coc is 6.3% , and I'm super bummed that my agent won't get paid.We could put in cash to pay him, but it would come out of the renov + Furnishings cast slotted for the property.Any creative financing thinking from this group on:How to pay my agent AND not dip into our cash funds for prepping the property?