@Joshua Walker I don't see the BRRRR report... just the straight purchase one. 

You could offer a slight discount for that.

Even better, find a realtor who can find you a deal needing light cosmetic fixes, get it at a discount, have your realtor link you with a reliable contractor, and then get with the PM. 

They even provide a tax discount for doing so.A secondary home is one that you intend to occupy for part of the year. 

Everyone says they're way cheaper than the rest, and if you get a discount code, it's probably worth it. 

I'm going to get a CPA for sure for next year just to get everything straight.

Your situation seems pretty straight forward (no rehab on settlement statement) so the delayed finance is fairly easy and I think most lenders will be comfortable with it. 

Some RE attorneys in your area may even do one at a discount for someone doing a simple deal and is new to it.

This is one of the biggest ripoffs n DIY painting (like practically every Zinsser product aimed at the DIY market) because straight dewaxed shellac outperforms it for 1/2 the price -- all you need to do is paint three coats of paint over the shellac instead of two.

@Linda Chanthakhinh Why would an investor/agent (who presumably knows the EXACT value of what he's selling) sell the property to you at a discount when there is obviously buyers out there at full market price.