I think mine cost 1800 for a 400,000 LOC, but I'm a noob and may have got a bad deal.

This gets you in the game with minimal upfront costs.Covering the Smaller Costs (Inspections, Appraisals, Earnest Money, etc.)Even when using other people’s money, you’ll need some cash for earnest money deposits, inspections, and carrying costs.

cost of doing the deal. 

There are those that will tell you they can do something up front, then proceed to take 45 days to close and ask for more documentation than a Fannie and Freddie loan.Then there is those that act as private money and can close in 5 days!

You’ll put 5% down but get 2% back on sale (which might pay for your closing costs) and then do a rent by the room to cover your expenses and downpayment for next year) Not sure which university you are at but both Henrietta and South Wedge are solid places to start (serving RIT and UR respectively) Good luck, I personally think Rochester is a great area to start due to constrained supply with a growing population

If less than two years, cost seg probably isn't a good route.

I find that most of the time, paying points up front isn't worth it in the end.

Quote from @Stepan Hedz: Selling fees (estimate), $30,000, and holding costs?

A) it controls my cost.

You should split the costs - labor and materials together.