Additionally, the actual reduction in rate received by paying a discount point per Bankrate is about .25%.

I hope your place sells for 260k, there no wiggle room for price reductions, buyers asking for concessions, etc. 

Loan Fee Rates for Loans Closing On or After April 7, 2023 and prior to November 14,2031VA Purchase or Construction LoansDown Payment Amount Funding Fee PercentageFirst Use Less than 5% 2.15%5% or more 1.5%10% or more 1.25%Subsequent Use Less than 5% 3.3%5% or more 1.5%10% or more 1.25%VA Cash-Out RefinanceFunding Fee PercentageFirst Use 2.15%Subsequent Use 3.3%Other VA Home Loan TypesLoan Type Funding Fee PercentageInterest Rate Reduction Refinance Loan (IRRRLs) 0.5%Manufactured Home Loans (not permanently affixed) 1%Loan Assumptions 0.5%Native American Direct Loan (Non-IRRRL) 1.25%Note: Reduced funding fee rates apply to loans made to purchase or construct a dwelling with aDownpayment of five percent or more of the purchase price.

You should get a rate reduction.  

Many will come back with a revised offer 20K lower after inspection with a list of items to justify the reduction.

My main point in the prior post was about the reduction in the agent's liability after the transition to transaction agent status.

You could easily find yourself in a place where a loan today at 5% has a lower monthly payment than a loan in 5 years (with the associated principal reduction) at 7.5%. 

A reduction in supply can push up prices but the lack of people wanting to move during this period of time drop it back down. 

This reduction in costs is where the rest of the flip money would come from in this instance and give us stable living for the next 12-18 months.

Assuming you could get into a property like this with 10% down at 4.25% and it's conservatively worth $300K in ten years, you would have over $100K equity between appreciation and principal reduction even if your cash flow was $0.