.- These fees are due at closing and are part of the overall transaction costs.6.

While I have a fantastic rate, the co-owner's giving me the option to refinance or he'll force a sale.

Either way, you would be left with roughly enough to put 10% down on a $400-600K property and still have cash leftover for closing costs, furnishings and minor touch up renovations. 

The fact that you  already had two closings in your 1st four months is amazing.

I of course would need to look for the deals and do letter of intents on properties and find them and they would come with me to the closing table pulling out equity and then getting the cashflow.

Getting a bit overwhelmed with all the required County Level and City Level business licenses, STR permits and Tax accounts (Business Tax, Franchise & Excise Tax, Sales & Use Tax) to register with the state.

If the sale is for $600K then you need to purchase $600K of replacement investment real estate. 

Limited Housing InventoryThe number of homes for sale in Buffalo is significantly below pre-pandemic levels, with a reported 46.1% decrease compared to 2018–2019 averages.

If you want to combine two or more lesser sales into one higher purchase that is fine as long as your purchase meets the timing requirements for each sale.  

I used Roofstock to sell one of my rental properties in TX as their sales commission is lower than going through traditional sales channels.