I will pay for my closing cost you pay for yours  or do you expect me to pay all costs.these are the basics... but do check to see if the seller owns it free and clear.. if not your have a subject too or a wrap situation which is much more complicated and creates another level of sophistication and due diligence on your part.

Very nice to live, but not necessarily nice to invest because the prices have increased significantly over the last few years and its very hard to get good cash flow out of them at the rent levels in the area. 

One recommendation I would give you is find your local REO meeting you can connect with all levels of investors. 

At the level I'm at, a pm isn't worth it.I'm too small a fish for a pm.I'd sell first.

I guess I am trying to see what people think more on the macro-levels. 

If you're fishing for contacts or the interest level of a friend and initiate, begin with a vague question and use the previous technique to continue or just move on.Information is POWER;  acquire as much as possible but give as little as reasonable. 

Hello,I am looking for an entry level job out of school that aligns with my long term goals to reach financial freedom and have a strong passive income stream from real estate investing.

The level of fit and finish is not the same on all my builds ($93/ft2 is nicer, i.e. hardiplank siding, hardwood floors, 10ft ceilings, SS appliances, granite, etc). 

On a high level, it seems really attractive as I can get a loan with 3% downpayment and no PMI or use the LPMI program where the lender pays the MI (I know I qualify for the loan).

By leveling with them, giving them their deposit back, and as a byproduct possibly prevent the final destruction finale because the landlord isn't so bad.4.