Flat Fee MLS Brokers for sellers have been around for a long time, but Flat Fee Broker/Agents for buyers with a cash credit/rebate of the buyer agent commission are quite new and just starting to get some market share.

It's time to run the numbers to determine the cash-flow.

Especially in Dayton, where you'll get that high cash-flow. 

Purchase price: $160,000 Cash invested: $45,000 My parents my wife and I own the property next to this one.

Are you primarily looking for cash-flowing properties, distressed deals, or value-add opportunities?

., 10-year interest-only options), and non-recourse structures.Competitive Rates: Recent transactions show rates ranging from 2.69% to 4.65% depending on LTV (55%–80%) and property type.Lender Specialization: Some lenders excel in specific areas:Greystone and Walker & Dunlop lead in Fannie/Freddie volume and large-scale refinancing.Arbor Realty Trust is praised for smaller-balance loans and flexibility.CREFCOA offers streamlined refinancing with 45–60 day closings and cash-out up to 80% LTV.HUD 223(f) loans provide 35-year fixed terms, ideal for stabilized properties.Questions for the Community:Have you worked with lenders like Greystone, Arbor, or Freddie Mac?

There are many threads on here about cash flow vs appreciation.

Hey Brandon,I had good success by getting equity lines on properties to access the cash to invest again. 20% is certainly not essential if you want to go lower there are many lending options for lower down payments, especially if you are willing to house hack!

Cash Reserves & Emergency Fund✅ Have 3-6 months’ worth of expenses (mortgage, insurance, taxes, and maintenance) saved.✅ Keep an emergency fund for unexpected repairs and vacancies.2.

If you don't have free cash available that limits lots of options, but if you do, that is another story.