You could find a lender that can go up to 80% LTV, thus even if there is this amount of closing costs, you still are ending up not bringing any money to the table, and essentially financing the fees. 

However, with the market booming and prices high, I felt it was too risky to put all my chips on the table for a single property.

Who is contributing and covering what and translate to big $ at the closing table. 

You can also structure your offer with I know at least a 2% seller credit so that you can be paid at the closing table when you're buying. 

If it's your only offer on the table, then maybe you may want to consider listing your property to obtain more qualified offers.

Be sure to stop by the Welcome Home Milwaukee table this weekend at the RPA- CON for a chance to win a FREE custom pickleball set among other prizes.

Bring stuff like that to the table and you'll have more clients than you can shake a stick at. 

And end up leave thousands on the table..

Bring something to the table be it capital, management or finding deals! 

I've seen cases where the LP backed out of the deal at the last minute, not only leaving the operator at the closing table without the capital, but causing the sponsor to lose their earnest money deposit.