You'll be able to advertise and show it before you close on the new property -- having a tenant in place on the day you move will knock down your vacancy expectations. 

Low HOA fees ($1000/year) and close to the mountains and casino.

Also, the terms of our offer were pretty ridiculous because it was contingent on:-Us finding two sets of renters and signing leases (in order to get the financing in order)-The owner of the offered-on property buying-out one set of his tenants-Us being able to move in within 60 days of closing How did you finance this deal?

I then paid cash (certified check) for the property at closing.

Existing facilities for the most part are so close to institutionalization for lower and moderate income people that not using them would be a selling tool to get more clients. 

So now YOU close your deal and do very well, which should be the goal for everyone involved so you can repeat the process/deal. ...but GC is sour because you made a bunch of net profit????

I think i need 7 million to close on this property but I need gather financing for the closing and down payment. 

Couple options that might be viable for you (I don't know all of your circumstances)- BRRRR into a DSCR by creating equity; partner closely with a lender before starting on this to cover seasoning and other requirements - also this will only work for an investment property, not a primary- bank statement loan/1099 loan may work if you can put at least 10% down and want a primary residence - will depend on how you're operating and a few other variables- seller financing; find a seller willing to carry a note for a few years- co-borrower; someone with decent income and credit who will be on the loan with you- DSCR purchase; be prepared to put down at least 75% or your rate/pricing will be horrible (70% is better); many lenders will have experience requirements; investment property only- find a private lender willing to fund the loan you need- get a salaried job relevant to your college coursework; your fico is strong and you have some cash, so househacking could be within reach via Fannie/Freddie multifamily purchase; get a solid workup from a competent lender before going this route as employment history will be touchy with this routeHard money can be used for an acquisition and rehab, but make sure your takeout financing plan is bulletproof before getting hard money.I'm originally from Baton Rouge.

As you read these books, watch the BiggerPockets podcasts.

I have been watching the news and they are pumping money into the city.