Sometimes hard to find this happy medium in rate sheets, though.Another consideration would be taxes - points are typically treated as interest, so if your tax obligations are high this year vs being higher in the future, then this could also impact buying down now vs paying a little more in interest in future years. 

By offering real value in a way that has high demand, I’ve been able to build strong relationships with people who are actively doing deals.

We remedied the situaiton by installing 1 mini-split on the lower level.At another ranch house with boiler heat, which the previous owner had updated with a newer high efficiency unit shortly before our purchase, we added central air with the entire unit and all the ductwork in the attic. 

The rental market demand is still extremely high and there are a lot of value add opportunities, you just have to be willing to put in the work.

@Daniel Green some good suggestions and really high performers on this thread, you are in good hands. 

With high home prices, rising mortgage rates, and intense market competition, securing a property has become increasingly difficult.A recent survey found that over 60% of real estate agents reported instances where Gen Z buyers lost out on homes due to delayed decision-making, missed appointments, or hesitation in making offers.

What you can't do remote is get a sense for the neighborhood and asset quality.

If trump hadn’t won you’d be forced to sell this year, but hopes are high he will extend his lower tax rates. 

However, I had to subordinate the sellers note to 2nd position (hint: set up that language in advance to streamline the process, if that's the direction you're going to go).Since the ARV was high enough, and the potential income would support the mortgage and expenses, it all worked out. 

My experience with clients utilizing the large firms is high priced packages that are often more robust than the client's needs at that point.