If this were a year ago in hot seller market I may be more inclined to eat some cost myself, but market sentiment has shifted in many locations.

One major expense will eat up all of your cash flow for the year and you may be negative.

Mice will eat the bait and die before ever coming into the house.

190,000/$250,000=76% LTV.05% CLOSING COSTS.05% REHAB/REPAIR TOTAL IS $209,000 LTV IS 86%+ $30,000 TO SELLER Your Purchase Price ends up being $239,000If you have any holding costs in the meantime that leaves $10,000Now if you couldn't take this on yourself and had to forward to an investor he'd have to eat the $30,000 and sell it to you at $150,000.

Title Insurance has admitted to me that they may have to eat this one and pay the balance of the mortgage owed to Rocket Mortgage if fault is not found to lie with my closing attorney who reviewed the title. 

Certainly make sure that you are not buying in a flood zone (additional insurance required by your lender that would further eat your cash flow.)My capex have been low - a window screen lost in a 2017 hurricane and a couple/three AC issues.

They can hold on to a property for a few years until the market is back and then maybe sell and eat the fruits.

This would mean that you may have a house or even a new construction property to move into, but there might be highly limited or no restaurants nearby to eat at, no great shopping options, and limited access to the things you need daily such as gas stations, grocery stores, etc. 

Plus if you are just starting out, your time is essentially worthless, meaning you can spend a lot of time working on your home and it not eat into your return as much hiring a contractor for thousands.

Ideally, we would like to buy multiple properties, but with a 20-25% down payment, this eats up most of that capital.