As Jay said, the rate is bought down by seller credits from the builder.

Worst case scenario is where a seller does a lipstick on a pig repair such as just parging over it and then not disclosing the issue because you might get the sale price but open yourself to future liability when something happens. 

Gives you the highest chance of winning the offer with the seller and avoid all cash.If you have any specific questions feel free to reach out or email me I enjoy helping and talking REI.Thank you for this!!!

Many of these markets are very well represented by sellers & turnkey operators here on BiggerPockets.

Live in one unit and rent out the others to cover your mortgage.Seller Financing: Negotiate terms with the property seller where they act as the lender, often requiring a smaller down payment and bypassing traditional underwriting.Partnerships or Joint Ventures: Partner with an investor who provides the capital in exchange for a share of the property’s equity or income.Lease Options: Use a rent-to-own agreement, which allows you to control the property while saving for a formal purchase.BRRRR Method (Buy, Rehab, Rent, Refinance, Repeat): Acquire a distressed property with short-term financing, rehab it to increase value, rent it out, and refinance to recoup your initial investment.Pro TipStay in close communication with your lender as you approach your next purchase.

We buy seller financed notes routinely and would be happy to evaluate what you have.

Hello @Lorraine Hadden,I’ve represented several sellers who were previously listed FSBO. 

Was able to negotiate some seller concessions based on a comprehensive property inspection and several needed repairs.

You'd need to come up with the seller's equity (the difference between the loan balance and the sales price). 

Take for example, while representing buyers in single family transactions, during the negotiation, I ALWAYS ask the sellers to credit the buyer(s) up to 3% of the asking price toward the buyers costs.