., so right about at valuation for the neighborhood)- 5.5% fixed financing- 10% down ($7,500), no lender fees, but prepaid insurance, prorated taxes, closing attorney - 10 year amortizationIt's negative cash flow because the principal payments are $423/month and increase by $2/month.

Sounds like prescriptions for when 3% and 43% is exceeded mainly.Yes, agreed, however, need to clear something up, using "points" in discussions with seller financing is not appropriate, seller financing is funded by an amount of equity based on a sale price, it is not a cash advance or purchase money loan and points can not be charged on amounts of equity (points are prepaid interest) but can be on cash advances and, points are usually only allowed for institutional lenders, regulated brokers, banks, credit unions not individuals.

You'll get a refund for any builders risk coverage you may have prepaid for.

I thing most flippers goal is at least 30%.My loans have origination fee's of 1%, with other closing costs (less prepaid's) being around 1.5%.

That does not include the prepaids you need for tax escrows.

Dont forget financing costs, closing costs, prepaids, etc etcRoofing costs are VERY high right now. 

Even deposits and prepaid rent puts you at risk if it's on the settlement statement.The answer is to finish the 1031 with the purchase using all of your 1031 proceeds. 

Other closing costs such as loan origination, title fees, prepaid escrows etc also will be involved.A good strategy I like to use with buyers is to get as much seller assist as possible.

@Kareem Aaron not from your area, but all of the research that I completed reveals there is no statute on prepaid rent.

If they offer a temporary buydown then the buyer can take advantage of the former while still participating in a nice rate.However, contrary to pre-paid interest or straight buy-downs, the temporary buy-down can be credited towards a refinance in the event that the rates plunge sometime in the first year or so.This is in essence like a crampon for an ice climber - it allows the person to take advantage of the scenario at hand to effective achieve a result.