Eat the costs I spent in trying to close.

Selling costs will eat all that equity.If you mean a $100K house then you might be able to do a cash refi and get a little of it.

I may just not press him on the rent and hope he moves out as planned and just eat the cost rather than go eviction route.

These cost are not found in the 50% rule, which you seem to be using as a tool to base your investment on, and can completely eat your lunch.

The seller sucked out all the cash flow and repaired next to nothing but when they go to sell they can't eat there cake too and want a premium price.This is a basic example of many sellers looking for a sucker buyer that is inexperienced and doesn't have proper representation that will get taken advantage of.The lender giving you a loan will look at DSCR ratios and cash flow etc. going in but will not account for near future repairs and could care less you make money as long as you service your debt tot he bank.

Don't worry about being uncomfortable or not knowing what to say, they can't eat you.

They can't have the cake and eat it too.

For the price of an Egg McMuffin and coffee you can usually get a lot of good information on what's going on in a HOA.

I think buying something outright is more risky because it is like having all of your eggs in one basket, using financing is having the banks eggs in there with a couple of your eggs. and with looking at macro economic factors inflation must pick up in the next few years making that cheap bank money payoff faster.

If you have not factored this into your estimates it can quickly eat into your profits.