They backed out less than 30 days before closing leaving us scrambling to find a new loan.

I.e. refinancing your house may help with the down payment, but you still may not qualify due to not having a high enough net worth.  

Since you were smart to house hack a 4, I would see what you can get for a 2 in good shape, not a BRRRR or rehab (too much work when you are new).

I am looking for distressed properties like hoarder houses or someone who wants to sell off-market quickly.

It is usually done at the same time, but will involve asbestos testing which can get expensive.Big question is - why not just leave well enough alone?

Purchase price: $1,425,000 Cash invested: $400,000 Value add and a house hack!

Under the current system the commissions are just rolled into the price.The problem will be when an independent buyer wants to see a house but won’t sign a buyer’s agent contract because he doesn’t need an agent.  

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I pay them the 1st months' rent to find a quality tenant to put into the house. 

I'm now trying to put my dreams into practice as the kids are aging out of the house.