Sounds what you're looking for is, you want to make an offer that will get him to uncover his magic number.  

Let me throw out magical numbers and hopefully I can reel him in.

For Julian's particular deal, the numbers worked out for us such that $35,000 was the magic number.  

Hi Carloz,You can finance closing costs into the interest rate via the magic of discount points that are a negative number, but not into the loan balance directly.I did this personally when I purchased my first home many moons ago.

There are no magic shortcuts, and if anyone still thinks there are... well that is why you are still struggling for leads!

Overall, this is a magical place. 

There is no magic shortcut, especilaly without more specific details on your investment criteria.

There is no magical formula.

There are loads of people out there trying to sell the RE equivalent of magic beans, fortunately most of them know better than to be too vocal on BP.  

I think that if all the handouts were stopped (except to people that were truly handicapped), that the VAST MAJORITY (almost all) of the lazy deadbeats would magically find the will to work.Mike