For larger volume (above 20,000) .004 - .0075 is more normal.

In addition if its, a good deal at 145k or even 147.5k then just put your best foot forward if it is the right property.

I'm thinking they would  look at the 80k in my brokerage and expect me to sell the house normally and pay them the 25k deficit with the money I borrowed on credit cards?   

It is cold weather and it's completely normal for people to put a sweater on, or at least long sleeves (like I did for the first time in our home today).  

If you go on craigslist.org and type in "owner financing", then you can normally find properties that you can purchase without the bank's approval.

Normally, you can find it for $0.79/square foot.

You should definitely have your title company, lender, escrow company, construction company, as much as you possibly can in place before getting a house under contract.I hope I provided you some help.....Don't want to stick my foot in my mouth because again....laws vary by state.

If you are an investor in LA with multiple properties (not just buying a personal home), having to spend (or set aside) an extra $2500 to $3000 per investment/unit every month and for years (or however your holding period is), because rental income was insufficient on each of the multiple rentals can become a problem.The LA market is the way it is due to forces of demand and supply and what some spend $300,000 or almost $400,000 on in LA, some in many areas wouldn't touch with a 10 foot pole.

those normally take a lot of time, and often an experienced real estate agent can help a lot. 

3,700 square feet, five bedroom and four bathroom, huge kitchen and living area at the end of a cul de sac on a 10,000 square foot lot and if you know anything about Las Vegas, its a big lot.