I'll chime in.... this strategy isn't investing, it's gambling. 

Even if you can cover the property with personal money you are gambling not investing.

A potential FSBO could decide to take a small gamble on a shorter-term seller-finance if they could get above market value.Best of luck.

But it seems with one week left to closing switching lenders at this time is more of a gamble than an assured move that would guarantee to cut down on closing costs. 

@Cory Gamble sorry for the late response but I just sent you a message via dm.

Not to mention most of these companies title plants are off shore so the cost to run title is not a big deal 

Ideas that come to mind:Take a loan against the house (usually maxes out 70-80% of FMV)Open a HELOC to pull cash out as needed (favorite option)Start a underground gambling ring in your house (just kidding!)

IE  appreciation is gambling.. 

Certainly don't give up... but maybe change your criteria and keep an eye out for something a little bit more safe for your first house-hack because having a stable foundation in a real estate portfolio is the real path to success in investment... risky purchases with big rewards might seem like a good way to start investing... but unless you have a lot of experience and cash in the bank, its just glorified gambling in my opinion.  

The cash amounts would be small enough to not be upset if I lost it, and I would completely expect to be throwing my money away, but if the house/deal is just that great I would take that gamble.