You can see plenty of examples in these threads, where every contribution revolves around this same promotional angle:https://www.biggerpockets.com/forums/927/topics/1195612-the-...https://www.biggerpockets.com/forums/311/topics/1136123-what...https://www.biggerpockets.com/forums/48/topics/1103837-which...https://www.biggerpockets.com/forums/62/topics/1156841-scam-...https://www.biggerpockets.com/forums/44/topics/1159791-what-...https://www.biggerpockets.com/forums/79/topics/1121289-has-a...https://www.biggerpockets.com/forums/44/topics/1159791-what-...https://www.biggerpockets.com/forums/79/topics/32290-jack-bo...https://www.biggerpockets.com/forums/12/topics/938096-land-f...Given this pattern and the sophisticated marketing approach, I wouldn’t be surprised if "William Ferr" might actually be Jonathan Halves himself, or someone closely tied to his business.

I would tell myself to figure out how to buy it if it is close to making sense and don't squabble over an extra couple thousand dollars that you are only paying 20-30% of at close anyways.

You'll either have a higher rate for no prepay, or it will cost you points at closing.

Make a list and look closely at each one to see if they are an option.If you can't find someone within your network, expand your network.

I bought my first property in North Jersey at the peak of the 2006 market - came to the closing with no money and walked away with $10,000, still own the home to this day - and it's still possible do near this today - so, it can be done with $50K or less (doesn't mean you should do it that way...) 

The mortgage company gets paid off first, then in a traditional sale, the rest minus agent fees and utilities and closing costs goes to the seller.

If you can get hold of a reliable and honest builder, you will be fine (that does not mean you will not go over budget).Low CapEx, Little Hassle, Quality Tenant, You can manage new construction out of state for the first 5-years, Tenant May Stay longer (because is a brand new house) are few benefits of new construction.You may not be able to get close to the 1% rule though.Goodluck

(So it’s their rule, not ours.)If you know you’re close then maybe contact me directly and I can tell you what some other investors were able to do to be able to invest.Continued Success!

It seems that the tenant has been there for a year or close to a year, probably since you bought the house in November 2023. 

Fences, basic landscaping, tree removal can put some nice padding into your margins as well.