I assume that a %3.5 payment is a great start by going the live-in way, but what are some of the ways that I can look at reducing my closing costs?

Costs: 155k (working on lowering w/ closing costs included)HOA: 265 month (includes external maintenance, tennis and basketball courts, and poolRent: 550 (11x13) and 500 (11x11) according to comps + utilitiesProperty taxes: 1500/yrI have 110k in private student debt, but after putting a down of 17k - I won't have to pay for rent and my commute to work is greatly reduced.

When we offer to allow them to pay either interest only, or half payments, we also tell them that we will extend the note term because if principal is not reduced, and the payments when resumed are not increased, then the number of payments are increased in order to repay the principal.

They have reduced pay to cleaning staff and others.

This is the municipal code that the tenant quoted that allows them to withhold rent:5-12-110(f)(4)“Withhold from the monthly rent an amount that reasonably reflects the reduced value of the premises due to the material noncompliance or failure if the landlord fails to correct the condition within 24 hours after being notified by the tenant; provided, however, that no rent shall be withheld if the failure is due to the inability of the utility provider to provide service”They ended up withholding 2 days of rent and would not reply to the previous owner’s correspondence afterwards.

I’d like to reduce them so I can reinvest on buy and hold rentals.

It was on market for over 150+ days since Nov 2019 so the price was reduced from its original $115k.

As real estate is a business would this reduce my tax liability on the regular job?

NOL can be used at the end of that time frame to reduce tax liability.  

You reduced rents substantially, did you not?