Listing prices may be higher but listing prices and selling prices are two different things.Here's the thing though.

The whole scheme was buy a foreclosure, "sell" it back to someone that can't qualify for traditional financing with seller financing at a higher rate, once note is "performing" you can sell the note and make a lot of money. 

Ask for higher limits so your available credit ratio is higher.

I've been trying to determine if the 1% down payment would hurt me in a BRRR (higher monthly mortgage rate and theoretically less to pull out in refinance).

48,000/300,000 = 16% ROI60,000/380,000 - 15.7% ROIAppreciation:Renovated single family = 33% appreciation potentialConvert to Quad = 31.58%So in both calculations your percentage return from gross revenue AND appreciation is higher renovating the single family.

Must meet self sufficiency test for 3-4 units on FHA though, which alot of properties in higher cost areas do not meet.Conventional allows 5% down on 2-4 units.

But the more property you buy the higher the likelihood of being involved in a situation where asset protection above basic liability insurance can SAVE YOUR A_ _ !

It’s a solid option if you’re confident about refinancing before the higher rate kicks in or if you want to save more month-to-month early on.Option 2 (3.5% DP, Permanent Buydown): Lower upfront costs free up cash to invest elsewhere, and the 5.4% permanent rate adds predictability.

I don't see the need in financing at 7% or higher if you don't have too.

Usually only commercial properties with established operational expenses histories are evaluated by cap rates and then those cap rates can also be applied to buildings in certain areas representing higher or lower risk areas.