Since many buyers struggle with paying the down payment (in Denver, $1M is no longer luxury) I wonder if they'll have an extra $24K'ish to pay their buyer's agent -- I'm guessing they will want to roll it into the purchase price?

The plan is to use a 5% conventional loan to purchase a Primary residence.

I'd be open to something like that.Thanks,ChrisCorrect, there are a bunch of Condos available to rent that's one of my points about saturation and competition driving prices down.I don't buy houses in HOA neighborhoods either.My next STR purchase will likely be a beach house directly on the beach or at least across the street with beach views. 

If the land value is X higher then my purchase price I wouldn't worry. 

You find out what the existing purchase was and multiply by 25% (has to be over $144K)Example: Home bought 2 years ago for $325KEntitlement used/ Entitlement Gurantee = $325K * 25% = $812502.

Why do you think purchase contracts are so long and have such small print?

I wouldn't purchase anything that is not break even on market rate to start.

I think that there are lot of properties where the purchase and rehab costs will be less than 70% of the after repaired value. 

We did set up a separate LLC and purchased and manage our properties finances through it.  

Some options I've considered: - Forward 1031:  Seems to have timing issues (unless my purchase offer has a contingency, which will most likely make my offer pointless in my market).- A reverse 1031: Complex, and possible financing issues for the initial purchase before selling.