5 percent down, standard 30 year loan How did you add value to the deal?

You are buying a primary residence so should be able to take advantage of an FHA backed loan.

If so, and you get a reasonable 7% loan on the $375k your payment will be $2496/mo.

Still hungry lenders throwing loans around.

As far as financing, I have considered  1) an FHA loan with a cosigner, and 2) going off market and approaching many owners about potentially seller financing.Any and all feedback, advice, and info on potential pitfalls would be appreciated!

Compared to a mortgage broker that adds on so many fees for the same loan.

I would assume the same applies to a VA loan.

.: Quote from @Chris Seveney: @James WiseI was sitting next to a doctor at a conference who did a private money loan and lost $$200k then he did a jv deal where he became co-owner of a LLC, gave a personal guarantee on the asset and put money in the deal to buy it but didn’t put a lien on property so partner went and leveraged the assets as well and ran off and dr had personal guarantee.They then bought a property and renovated half of it then decided to knock it down….I had a successful shoulder surgeon ask me to list his apartment building that was under-performing.

If your market has a significant number of FHA or VA loans with zero to low down payments where a buyer can't afford to pay their agent out of pocket, your sellers may end up cutting off a significant portion of the home buying market, or once they do come around to considering negotiating on BAC, they may feel deceived, and now you may lose the potential for the recurring client that will ultimately otherwise drive your seller lead acquisition cost down.For planning: In a great business, a good rule of thumb is to estimate:100% Gross Income35% Cost of Sale30% Expenses35% Profit <-- very few businesses achieve this, but we're looking at an ideal solutionAssuming a national price average of $300k and 0.6% GCI, you'd be looking at:$1,800 Gross Income$630 Cost of Sale <-- agents/ transaction coordinators$540 Expenses <-- photos/ signs/ lockboxes/ Errors & Omissions insurance/ MLS fees/ liability insurance/ tech fees/ VA admin support/ marketing to get clients for the business (this piece should be roughly 10% of revenue, which would be $54 in this case)$630k ProfitIf your business sold 1,000 of these homes a year, you would have:$1,800,000 Gross Income$630k Cost of Sale <-- agents/ transaction coordinators (you could have 5 agents handling 200 sales each at $100k incomes and TC support at scale)$540k Expenses <-- photos/ signs/ lockboxes/ Errors & Omissions insurance/ MLS fees/ liability insurance/ tech fees/ VA admin support/ marketing to get clients for the business (you're going to est $125k in runner fees alone for signs; $25k+ in signs, $54k in ads to attract clients, $200k in photos, $10-20k minimum in E&O, $2k in liability, and what tech/ VA support)$630k Profit Scale costs will include hiring a managing broker for compliance to help oversee all of these transactions and implement legal changes and training.

BUT, If you do not plan on refinancing your loan in 1-5 years, then you could get better pricing on a DSCR loan.