I have a duplex in lower price hill.

The seller typically lowers his counter or tells me "Let's split the difference."

What I don't like is it's hard to identify optimal investment pockets.Dayton, OHPrice to rent seems lower than Kansas City.

Getting both properties to close within that time frame seems difficult so we may just end up selling one, buying a lot and building ourselves.  

These are the numbers from the mortgage company:Closing Costs: $8,679.11 (half of this is lender points for a lower interest rate)Prepaid/Escrows: $2,211.79Payoff: $130,189 (this is the loan I took out to purchase the home initially before renovating, I put down $23,025 which was 15%)Total funds to Close: $141,079.90Loan amount (75% LTV based on $240,000 appraisal): $180,000Total Due at closing: $38,920.10Help!

One big advantage of a seller financed note is that, in the future, you can try and negotiate a lower payoff amount If they owe what its worth, you don't get that extra bonus in the future.

This is an investment property, and I thought since I have the cash, I can benefit from an all-cash purchase and hopefully get a lower price.My questions are:1) Does it make sense to buy with all cash, and refinance in a few months, knowing i will pay closing costs twice?

If all works out as planned, you should still have $10,000-$15,000.00 cash in hand, lower payments on your primary and properties, 2 & 3 due to MI removals. 

Our lease began June 1st and majority of others started at the same time frame as well.

I could offer lower, but not sure how much lower would be viable.