Dan O'Neill It seems high to me, but I’m not in your market.

Partnering with those who have little experience or liquidity seems a lot riskier to me.

If you are actually looking to purchase 4+ units (a real multi family), then you will need to re-apply for a new commercial loan, which you may or may not be approved for, as it seems to me that you will not be able to put 25% down and have any money left for emergencies or maintenance items...In terms of when to invest (now or later) ...

I have been working with a local bank and they have talked to me about doing a SWAP.

This seemed very impractical to me. 

It seems to me that you are potentially missing out on the tax advantage of living in your flip. 

Rachel, gotcha, it makes good sense to me to start out in a safer neighborhood like you suggest.

We aren't far into negotiations, I'm just doing my research.Also, this lot is zoned duplex, which makes it more valuable to me, but really limits the comps.

I asked both of them how much they charge (which is the same) and the realtor that flips gave us a descriptive detail on why, while the other did not (raised a red flag to me) Now they both are assuming that we are going to use them... 

Can someone please explain to me the importance of this rule and if not possibly assist me to what I could be doing wrong.