Fast forward 20 years: I now have money in the bank, excellent credit, live modestly on my own, and run a business that’s doing well.Unfortunately, I wasn’t able to save much for retirement during most of my life.

Most likely all new mechanicals, windows, a fair amount of framing, insulation, etc., etc.

True re the prior poster, re this helping the seller save their credit, if you buy sub-to you will dramatically raise their FICO since the mortgage will show on-time payments.  

I knew the fire insurance would be CA Fair Plan.  

If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.6.

Consider the possibility that the property is already priced quite fairly.

Do you think that is fair - to be forced to pay for your manager's mistake?

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

Ask for a line of credit.  

We own 3 other rental properties that have a 6.5%-7.5% APR, and no credit card debt or any other high interest debt to pay off.