I have gotten a seller's credit for my 3 existing units but to be conservative, I will assume I am paying full closing costs here.At the moment, I have ~$25k in a HYSA and expect to save another $10k from my W-2 before I start putting offers in.

But how much do you really need?

And all the deals I do the exit on a fully rehabbed home that I fund and pay for the rehab etc for my clients. is basically 250 and under .. there is not an issue with affordability in much of the US the issue is buyers preferences.

I tracked it and heard from the property manager they may take $1.3mil, but they didn't even flinch at $1.2mil cash, and we got it done. 

Yes, the more deals you do, that are profitable, the more money you make. 

What markups do you think they may be hiding from you?

@Jack PasmoreWow, I truly appreciate your thoughtful response!

Neither VRBO nor Airbnb are vetting guests, either.The best you can do is have some internal controls, such as minimum number of nights.

Obviously, it's not beneficial to every property/owner, but we do see many investors benefit from it.

@Rohmah Ismael when do you want to chat?