You will instantly start equity building, you will gain experience as a landlord, you will be able to pay down debt faster, you will most likely be required to do much of the work yourself.

Instant equity and cash flow for me. win-win!

There was instant equity to be gained and we wanted a new home.

You could also buy a cheaper property that might have some instant equity and lower downpayment and then refinance it at 80% LTV or better after purchasing it and fixing it up.  

Several external factors determine the best time to invest in a property, whether it involves getting a mortgage or making an instant purchase.

I have shared this with him, and he flippantly tells me to just take the costs out of the yields.. however, when I ask for the maintenance service, they instantly want a card, without us knowing how much that bill will be.

Buy something you can live comfortably in but that you have room to add some instant equity to by touching up little things over the time of your tour to increase your re-sale and rental potential.

This saves us so much time and aggravation.5) Find an HVAC company and a plumbing that are use to working with landlords and who will schedule directly with your tenants.6) Get the bookkeeping done for your hud statements in whatever accounting/management system you select and keep up with the bookkeeping from the start.I actually love text for dealing with tenants... you get instant communication and a written record of all agreements.

What is my best option to get the cash without losing a ton of money on closing costs if I buy a property and instantly re-list it for sale?

A large brokerage can bring you business through instant name recognition and better marketing.