If it is someone you know you can give them a straight return as if its a loan - can provide a lower interest rate to provide upside - it really depends on the lender and what are they concerned with and what is their risk profile. 

It starts with doing 10-20% of the work and paying much lower taxes.

If you are willing to entertain areas outside Gainesville, you should look into areas like South Fulton, Forest Park ( lots of lower priced inventory) Jonesboro, and College Park to name a few.

Stay on top of things, stay organized, and track every important date, from due diligence to contract extensions.Early on, I got myself into some pretty stressful situations.

Right now they are "high" (compared to 2020) and people "think" they are going lower. 

From my understanding, it might be more advantageous to refinance as a rental property at a lower LTV with income from two units, rather than as owner-occupied at a higher LTV with only one rental income considered.

For investors, the current market presents a mixed bag: while short-term rental income may be lower, Miami remains a strong market for long-term growth as affordability attracts more tenants.What’s your take on Miami’s rental market?

Most listings have 2.5-3% allocated to the buyers agent already written into the listing agreement but you could write into the offer something lower, adjust the offer price lower accordingly and then pay your agent directly instead. 

If you are borrowing $150k, rates will not likely drop enough for you to justify a refinance due to lower rates.

I think you'll be hard pressed to get an ARV of $140k IMO...I'd expect something around $115k or lower.