Would you rather set it and forget it and not need to refi again or rather take advantage of low/no closing costs on this loan and plan to be more aggressive on your rate at the time of your refi?

Are there wholesalers in your market you can ask if you don't want to talk to a lawyer for some reason?

@Jason Wray, The reason that our shop is pretty hot about your post is two-fold, we do all of the things that you are implying that we don't (other than government loans, we don't work in that space). 

In my mind sub to is for short term .. long term rentals is very problematic for many reasons. 

Their cost basis is about $33k, the agreed upon purchase price is $250K and the expected appraisal might be around $350k-$400k. 

I don’t have any issues with it, he’s only an email or phone call away, at any given time and they’re very reasonably priced for the service and advice that I get.

You won't find a deal where you live for free, but if you can live in a great neighborhood at a reduced cost of living that is a nearly risk free way to get started in real estate. 

Do you have a total price range you're looking for, or maybe a cost/door?

I've made offers before of "hey, I cant pay you $260k for this property - the most I can pay is $210k given XXX reasons.

How much is the rehab going to cost, what's the ARV going to be, and how much will the property rent for?