My lender just informed me that my seller concessions exceed the relevant closing costs (including points buydown) and that the money left over will be a “wash”.

My local credit union won't do it either, they also won't do a business LOC because the business is only 1.5 years old.

He does a ton of business in NJ and TX and can help you out.

@Alex Peters- Following this thread for additional ideas, but here are my thoughts:check bank account statements to make sure they have adequate reservescheck court records to assess litigation activity - both for the business entity and its principalsbusiness credit reportDo they have experience with other properties in Joshua Tree? 

I recently had one property get near $50k in improvements and it cost me $2,500. if that ain't ROI I don't know what is. 

If your tenant prolongs their stay one month, you've probably cost yourself more than what the attorney would have charged.

At 6.41% your refinance is not really gonna help you and I would only refinance if you are in it for the long haul due to the costs of refinancing. 

I consistently see people with $10-$20k spend most of it on training and being told by these gurus they can make 30-50% returns with their eyes closers only to realize it will take 48 years to make back the cost of the training.

Agents who provide the most value to the marketplace have nothing to worry about and still going to command the majority of business.

Unless you're on the beach, i'd avoid the flip flops and board shorts, but Also I think most people get defenisve or put off by suits when they are knocking on someones door, so Business Casual, collard shirt if that is something you'd wear or a Clean- Non Graphic T (unless you had your own made), clean cut dark denim jeans -- and some clean shoes.