My first choice is Oklahoma City, but I’m also looking into Memphis.

@Nathaniel Dean Morrisoni'm still not sure I'm following you, but if you're asking - should you use extra cash to put more money down on a house, and/or use extra cash to lower the rate - those are pretty personal choices so you have to decide what's right for you and what fits your budget. 

Your choices are to save more money or work harder to find one off-market for a below-market price.

If the latter, you will likely not have a choice as most rehab loans require a GC.

Any review would be their cost of doing business.Realistically, if you have the experience, contractor resources, and skills to do the rehab, then borrowing money is your best bet.

It takes many years of work and experience to become a well known listing agent of choice at scale (and continued good execution to maintain it).

And for a NNN commercial it's on the low side as well (not to mention that lending rates have killed the commercial market when heavy leverage is needed).Delaware Statutory Trusts are probably going to be your best bet given your specific parameters. 

@James S. your best bet is a local bank or credit union who knows that area. 

Maybe we can pass that off for $245k from the current $250k ;)Too good of a client to ever give up by choice - they are just good people and model clients, which on any engagement is a rarity, never mind such a large one.  

It wouldn’t make sense for someone to say, “well this is the best choice I can make in the moment so I’m gonna make this other one instead”.