You can go up to 6.75% and get 1 point credit towards the broker fee. 

(This assumes you have a credit card available to pay for any repairs.).

A couple issues with Credit/income on paper.

I also like the refund of course. 

Most of our newer investors approach 2-3 lenders to discuss loan options.Some lenders recommend making your financing inquiries within a 45-day time period to avoid larger drops in your credit scores.All the best!

Of course want better close rate but when those numbers I would be ok with 

Best bet is to try local and credit unions, possibly may have some programs for better rates.

Neither that course, nor City Park are really all that great, using that space for a true park is, in my view, a great move for the city. 

We have excellent credit and cash capital.

do not use a line of credit for a down payment.