Debt costs can make more break a deal and keeping the hard money loan on it will surely eat into your profits dramatically.

Cost of sale is low (3%, I assume this represents just broker commissions) but the additional costs (atty fees, title costs, etc) shouldn't affect returns dramatically.

Under our 'owner resources' page.If you do your due diligence, you will increase your chance of success dramatically!

Dramatic shortage of all kinds of housing especially rentals. 

I do  have financing secured(bank statement loan) but the terms of the loan changed dramatically from when I was initially pre-approved making it much more expensive an I wanted to see if I could find a better offer.

The local banks in my area have a dramatic rate increase for anything fixed more than 5 years.

There was no reason to "burn up the money" on one replacement investment.2.There's plenty of ways to increase that COC dramatically using 1031. 

I can ask them to raise their hands for something like "who knows what a FICO score is" and get maybe 1 or 2 out of 20 (I know, I know, but I am working on it...).Rather than any specific recommendation on an action, I would just keep boosting your financial knowledge/foundation and earning power, and I think the exact date of your home purchase or structure of a given loan or qualifications will fall into place.To that end, the books and personalities (Dave Ramsey) mentioned are a good start.

Nothing dramatic for someone who is coming from a million dollar market, but what was going for 150 last summer is now going for closer to 200.

You either need a dramatic rent increase ($200-300) or dramatic price reduction for this deal to make sense. 10% cap rate does not help either.