My question is – if the seller does not reduce the sale/purchase price and I max out on seller concessions, what options do I have to avoid this “wash”?

You could get this rate on a reduced PPP (more like 1-2 years) Instead of 5 years. 

I guess this is a perk of buying at the peak of rates now that the Fed wants to reduce rates in the near future.

@Carlos Handler it sounds like you need to trade in some of your equity for cash flow, this will probably require reducing some of the leverage that you have and buying in a different market.

•Diversification across different property types and markets reduces risk.

Using the 50% rule (taxes, insurance, Capex, maintenance, vacancies, property-management), that should give us ~19K/month in pre-tax profits that achieves our 10k/month financial goal after-tax and adjusting for inflation.Our assumption is that building new-construction would reduce capex & maintenance the first few years. 

Using mostly cash reduces risk and simplifies transactions but ties up capital.

If they were truly “good” they’d reduce their entire fee structure which is among the highest in the industry.

That said, a good way to reduce costs is to hire preferred vendors.

Do you foresee reducing the occupancy and you already mentioned increasing the rents.