Make sure that you have enough cash not only for the down payment, but also to cover the costs of closing, origination fees, property taxes, insurance and so on.

The one's that I have spoken with normally offer free consultations but won't honor it in this case and are demanding payment up front before they can even confirm whether or not they can do it.

BUT if you do you will pay tax on the difference.You've been told or you've researched and think that you will not pay tax on your original basis and that is correct. 

How would that affect his tax situation if at all?

The general investment profile of recent investors are second home or vacation home buyers, typically from out of State or area, and looking to take advantage of the diminishing benefit of the 'STR Loophole' of accelerated depreciation to offset high W-2 wage taxes. 

She consults with MTR hosts about this all day long. 

Every lenders rate stack is different, so unfortunately only your lender can tell you how many points it'll take to buy down the rate.Break even point = (difference in cost) / (difference in payment)If you think you'll refinance or sell the property before the break even point, financially it typically doesn't make sense to buy down in points (however, consider tax benefits if it's your primary as you may be able to write off the up front points -- which is considered pre paid interest).In you scenario (assuming a 30 year loan), the difference in cost is $3150 and the difference in payment is $52.

At the same time, non-necessary expenses such as entertainment and grooming services are 6% cheaper in Jackson, TN.With the cost of living in Jackson, TN being lower than both the state and national averages, along with housing prices significantly below the U.S average and low property taxes, it's no wonder that many see it as a great spot to invest in Real Estate.

If you want me to drive to you; provide consultation, lay outs, code requirements etc, then I charge for that.

I’ve been Consulting with Hawaii Department of Education for over 15+ years.