It would be $1.1m, and according to AirDNA it would run -$40k/yr as an STR, and while local rent rates are high it would still run about -$2500k/m.It is such a cool and unique property I hate to let it go and would love to find a creative use for it that could at least carry itself (approx $6k/m+).

And I don't know what the cap rates are in the area for SFRs, but I did a quick Redfin search for a small multi-family home in the area that's turnkey: https://www.redfin.com/VA/Richmond/1622-N-31st-St-23223/home.... 

Well the good news is you can refi when rates go down. 

Many times if it sounds too good to be true it is. 5% down and 5% on a rate would be well below industry average currently

I don’t know of any other opportunity where you can net $10-20K (in some cases even higher) per month on a single residential property.There’s usually plenty of room to bring investors in and everyone involved still win, even in todays higher interest rate environment.Financially, residential assisted living is usually a more cost effective option for families than alternatives.

One number which does not include the original rate buy down, is $7K less than the original list, and does pay both the agents commission.  

From there ones like Foundation Mortgage or Guaranteed Rate are super solid.

Creative financing can provide flexibility in structuring deals that work for your financial situation.I understand that rates are a bit higher than everyone would like at the moment.

Meaning, if you google Dorchester, MA (community in Boston) the safety rating it going to look awful because it compares it to a national average.

You may need to implement an hourly minimum rate for tire kicker buyers and low balling time wasters.