I found myself in a similar position to you about 10 years ago.

There's no way I can keep the house above water with that rent let alone consider any positive cash flow...so I need them out!

@Justin FondrenIf your credit score is in the 700–730 range, you're in a great position to secure favorable loan terms.

Bringing the seller in on the deal not only gives them an opportunity to benefit from the upside of the flip but also positions you as a problem-solver, which can build trust and goodwill.

Plus, there's still so many positive cash flowing and 1% deals here in Columbus Ohio.

I’m in a similar position with similar goals.

Legitimate lenders may charge a small application fee (around $250) to verify you’re serious, but if someone’s asking for thousands with no real intention of closing, that’s a huge red flag.On a more positive note, there are creative financing approaches out there.

Either way, sounds like you’re in a good position.

Given that I'm not positioned to buy just yet, and simply running the numbers, is there a rule of thumb for estimating insurance costs that would make sense in Cook County?

Yes you are in a GREAT position to buy property but still need to keep improving your RICE.