I’ve toyed around with avail and rentredi and apartments.com but haven’t settled on one yet.

Fees - oh, and did they mention they charge YOU the fees to? Yes

I own all my toys, never seriously worry about money (I suspect everyone with any money always at least pays attention to it), spend my winters in Florida and rarely work in any sense (I do some consulting and side teaching) more than 10 hours a week.

I don't care about his cars - those are toys.

Your lender definitely should be able to count the 75%- I'm in Arlington and would be happy to connect you with my awesome lender who has been able to do all kinds of creative options to get to yes for me.

Last thing thougt of is have a little box of books and toys for little kids parents always appreciate it. 

Look, if you need to pay someone $5K to tell you to save money and invest it instead of spending it on throw away toys, then so be it.  

.- Kids Toys:  We advertise to families and have another 2xKallax cubes full of toys that won't break and are tolerant of missing pieces, but are easy enough to cleanup:  lincoln logs, blocks, hard animals, stuff like that.   

@David To yes sir!

You need X to happen to get to Y.