Another thing to consider is that premium (low) capitalization rates are GOOD if your play is to buy, reposition, force appreciation, and sell.

Also regarding the NACA loans (had one buyer try that once and it actually failed, but its a really new program to our area) If i had a proven lending source that a buyer has been drug through the mud for a few months, i'd be willing to pay a premium for them too.

If you are referring to what they are calling the "title premium", than yes.

I have heard that it might work.Unfourtnately everyone seems to do the pools with wood walls and vinyl liners in my area.

I agree it is an over priced market for most investors, but I do love the city and go there often because people will pay a premium to live there.  

It seems that in our area (premium area, suburb north of Atlanta), if you're above 1% you're doing well.  

A 5% down loan is most likely FHA and FHA loans now have higher PMI premiums than in the past and they are for THE LIFE OF THE LOAN!

Sometimes when a property is sold it will trigger the need for the seller to make some updates, such as with railings, covers on exterior outlets and modifications to wood burning stoves.For smoke detectors and CO detectors, we install the ones with 10 year lithium batteries.

From searching on airbnb, one host says: I love living in this quiet Norwegian village close to the woods full of wild mushrooms and berries in the summer and cross-country skiing opportunities in the winter.

If they have to do a lot of roping and rigging to avoid structures it could go up to 1,000.Leaving behind wood can save you a few dollars.