Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

I believe they are recouping costs associated with loans they don't close.

Be prepared to come in with additional cash to close due the the appraisal.   

Quote from @Duarte Marques: Hey BP community, I'm new to real estate investing and have been studying (reading books, watching webinars, constructing excel cash flow models,...) close to a year.

How do they treat people that are close to them?

A debt service loan would be a good option if your DTI is high, you want to close in an LLC, you're self-employed or have low income on paper, or you don't have a stable 2-year work history.

I like the feeling of being close by to my rentals and managaging myself. 

As soon as I close on it (next week), I'll list it on Zillow as well.I spoke to a lot of unqualified candidates, but I also spoke to some good ones, and I'd like for them to fill out an application.

Another aspect that's important is to communicate to your relinquishing property buyer (Boston condo) that you're going be doing a 1031X and that they can offer you flexible closing time.

I usually only have about 2k for closing costs out of pocket.