That sounds bananas expensive, especially if they havent found anything yet... let me check some of my transactions, I feel like the cost should be more like 1500 to 3000, will wrap back around to this

Since I vetted the tenants and regularly did property inspections we were okay with not having the extra protection of having it in an LLC.

I checked rates and your scenario can be done with 3 discount points so that leads me to believe the broker has set their comp a little too high.

Check in with @Joseph Chiofalo for some construction financing options.

These steps are learning, looking at the market, getting your money ready, picking your plan, getting a team, finding a place, checking it out, making an offer, and handling your investment.

Who will drive by regularly and check for unauthorized renters, weeds in the driveway, trash piled up, a tenant taking up five parking spaces, or other issues?

The CMA is right on the sale price - My payments to the seller includes a 25 year amoritization rate, so my monthly "mortgage" to the seller(300k with interest) is greater than their current mortgage. (200k with the same interest rate)- Going the regular financing route (25% down) is not desirable since I would need to dip into my primary residence HELOC for the downpayment.

You can pay for it with FHA loans or regular loans.

There are plenty of other 'regular' neighborhoods that can still perform to your expectations and needs.

Check the location - is it in a desirable area?