I typically borrow hard money at 8-10% interest, 2pts, 1-yr term, and 90-95% LTC.However, the only way I can think of making this work is if I take title in an entity with the borrower, essentially a partnership. 

While driving around, I feel like I have a special advantage, because I am essentially driving for dollars.

I am looking at essentially using equity within my primary residence (HELOC) to purchase whatever MFU I go after. 

It's never to your benefit to go through all the pain and costs of a refi just to shorten the term.

If you're interested in new construction, you may consider getting in very early on in a newer community near Samsung to get some of the benefit from the regular price increases moving forward while they continue to build it out over the next year(s).Of course, all that depends on how the rental numbers look for you in each area. 

If you intend to keep it as a rental then you’ll have the added benefit of renters paying down the bulk of your mortgage. 

This means you can potentially pull $75k from the deal and leave 25% equity in the property and benefit from the cash flow/appreciation. 

When you speculate you are essentially gambling.

But of course the poser gets every benefit of the doubt while the actual owner gets the shaft. 

My question is;  all things considered, are there any creative solutions to get the house cheaper, not using a real estate agent, tax advantages, any incentive I can give the seller to sell a little cheaper than he wants that looks attractive, but benefits both of us.