You could find a place like a credit union or a call center that pays you hourly with a small commission, but they're making fractions of what higher performing commissioned LO's are making. 

Besides the origination fee it sounds pretty accurate, You maybe able to save a fraction of a point here or there but you will most likely land around the same numbersI am also assuming the add on's land you around 8.5% Were there any buy downs offered? 

Most insurers will want you to pay insurance on a Adjusted Cost Basis (ACB) and many specify $50/sf, and if it's less than it is "Co-insurance" coverage meaning that they will only pay you out a fraction of what you insured it for. 

I really like the concept of being able to utilize 1031 to defer my very substantial SFR gains by reinvesting in fractionalized property interests managed by DSTs in larger Multi Family and Commercial properties.

Obviously there would generally be less profit for you, but a fraction of the risk.According to my last couple conversations with lenders, I would anticipate needing 40-50% of the project cost in cash. ps.

She won't cash flow, but she will likely only be paying a fraction of what she would be otherwise paying for rent or to buy her own place.I also wouldn't say she has to forgo these things for the next 10-15 years, just long enough to build some equity and save up a little more money (which she'll do given the reduced housing costs that come with house-hacking).I think your main constraint is the HNI loan.

I figure it is more efficient to do it this way than driving around to find a fraction of the number of vacant homes in my area and then send a mailer out that will just get thrown away.

I will receive the appropriate fraction of the annual 18% interest on tax liens in District of Columbia for the period I hold the lien and get my surplus bid back.2.

Using the QRP oans get you the second tier financing options, for example, a Roth IRA can buy real estate on leverage, however, will need a non-recourse loan which is often a fraction high-interest rate and lower LTV.

So if mailing to this demographic is part of your strategy, just do it and know that only a fraction are going to respond.