You may be able to secure higher leverage financing through alternative lenders than a traditional bank (not always the case) and this may help advance your objective of reducing the down payment/cash requirement but that may only be temporary relief as you will likely pay more over the course of the loan because of higher rates and fees.

That could be something simple such as adjusting the amount of late fees or something more involved.

In this group, you get many exclusive benefits, including a discounted management fee rate of 9% on all properties managed by PPMG, plus the $250 application fee for new applications is waived.This property will be one of my highest cash-flowing properties.

However , she has been fair in agreeing to waive any fee of any sort right now while it empty.What is the incentive for property managers to get a tenant placed?

The pest company says for termites it will be 995 start fee and then 22 dollars a month.

From what I understand there are numerous amateur beekeepers that can be found on Facebook groups that will do this for a low fee or even free.

I haven't used the VA loan before, so I'll have a lower VA funding fee.

Target Number:                                                                                                                    320,000                                                                                                                                    -64,000 or 20% (agent fee 6% 19,200, GC Fee ~ 25,000, Title/ Closing/Funding 19,800)             256,000 all in                                                                                                                        ~40,000 Profit                                                                                                                      216,000                                                                                                                                       -5% Buffer 205,200So what can be built for 200,000This puts the build size at 200k/120sqft or 1666.67 sqftIn my gut this still appears to be to much house even with 40k in projected profit. 

Fee simple purchase?

I found this on their web site:Our company Tax Alchemy provides tax planning and implementation services as a flat rate fee based on the tax strategies needed to reduce your tax bill.