My question is – if the seller does not reduce the sale/purchase price and I max out on seller concessions, what options do I have to avoid this “wash”?

You could get this rate on a reduced PPP (more like 1-2 years) Instead of 5 years. 

Using the 50% rule (taxes, insurance, Capex, maintenance, vacancies, property-management), that should give us ~19K/month in pre-tax profits that achieves our 10k/month financial goal after-tax and adjusting for inflation.Our assumption is that building new-construction would reduce capex & maintenance the first few years. 

I guess this is a perk of buying at the peak of rates now that the Fed wants to reduce rates in the near future.

If they were truly “good” they’d reduce their entire fee structure which is among the highest in the industry.

Using mostly cash reduces risk and simplifies transactions but ties up capital.

Read all their annual reports and watch their earnings calls. 

With a $500k investment you could probably easily grow to a $1.65M, 6 units portfolio, with cash flow in excess of $2,500/mo, all while reducing your structure count from 6 to 2.

That said, a good way to reduce costs is to hire preferred vendors.

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