You can also take out a 2nd loan on the home is the 1st is super low and still pay off debts.

i would get #s from a FEW as you're getting started, to see who knows their stuff. if ARV could be as low as 90k you'd pretty much have to get it for free. deals like this sometimes work creatively though. if they're open to seller financing. and you can wholesale creative deals. 

Negotiate purchase price and financing terms aggressively to secure favorable terms, exploring different financing options like FHA loans, VA loans, or conventional loans with low down payment requirements.

To be fair, plenty of part time agents with a low skill set are selling plenty of homes. 

PA doesn't even bother to recognize 1031 at the state level. 

I'm a pharmacist and my TI for just regular pharmacy was very low. 

Good news is low money down conventional mortgages are easy to come across. 

It's a smaller home ( 3/2 1000SF all single- level with tile floors throughout so no carpet).

The inventory is still too low.

But since she is still a first time buyers we are still getting low down payment options.