If you sell privately and buy privately (not from a dealership) you don't have to pay the dealership premium. 

The concern for me is that, while we are cashflow positive, it's not astounding... the medical insurance premiums and HSA contributions run pretty high which keeps liquid cash flow at about 350~400 per month and sometimes less.Has anyone on here been in similar financial conditions and then gotten the all in one mortgage? 

Even if you pay a premium, take advantage of FHA or low down payment conventional to finance.

@Marissa Liesenfelt what I like about single family homes and condos is that they appeal to the end buyer who will always pay a premium and buy on emotion.

Because you’re going to pay a premium price.

The markup percentage can vary greatly between contractors and I have heard numbers from as low as 5 % to as high as 100 % .I myself charge cost for materials but charge a premium labor rate to cover for overhead and profit so if the job requires little or no material I am covered.

My personal experience - you get a premium once everything is done.

§Great time to throw up any vacant properties you have at a premium§Average days on market: 31§MLS inventory:1,103 §Single Family: 883§Multifamily: 28§§Statistics from Greater Louisville Association of Realtors

In fact, in the case of a total failure of title, the insurer could pay the lender off in full, take an assignment of the mortgage and sue the Borrower (you if you signed individually) under the Note.There may be a reduced rate for the premiums when you purchase a lender's policy simultaneously with an owner's policy so the incremental cost should be relatively low. 

If the renovations are done well then a premium in rent can be had.