It's going to be very tough to finance this with $0 down through a conventional or commercial lender.Your best bet is to find private money to put up the $470k for acquisition + rehab and then refinance once the property is fully stabilized and pay off your private money lender.If you get rents to $8k you'll be around $48k NOI so at a 7% CAP the property would be worth $685k.At a 70% LTV refinance you'll pull $480k out to pay off your lender/closing costs and have $0 into the deal.This is obviously assuming the seller is carrying anything above the $400k as you had alluded to.Also I don't know the going CAP in your market so this is all just a hypothetical BRRRR example.

I’d say your best bet is to wholesale this one to build your reserves.

On the other hand, some small firms may be less responsive if they have a heavy workload.Really, you cannot answer this question based on the size of the firm, or even based on the practice area. 

Same size as yours and couldn't rent for $695 a month less? 

A mid-size pharmaceutical company is moving out of state and needs to sell their headquarters.

They are a much larger bank and has the size to handle an out of state lender bettef

In an economy where white collar workers are moving to remote positions this doesn't bode well for that reason, and if you aren't tied geographically to your employer, why move somewhere where a 2200 sq foot house is $1 million when you can get a house that size for 350K in other areas without the congestion? 

@Diane Stinebaugh - I dont think its one size fits all type of an answer because imo it dependsA few things to take into consideration would be -- age of the house and how much deferred maintenace it has- Is it A/B/C or lower class type of an asset- Geographical location and possibility of natural disasters like hurricanes, tornadoes, hailstorms, earthquakes etc.

This also implies better B, C neighborhoods are not cash flow and unsophisticated investors are betting on a unrealistic outlook that will never happen.

No, as others mentioned, I would agree getting a buyers agent to make the offer on your behalf is the best bet.