Unless I am specifically told by my client regarding a lower limit on offers, I will present any offer on paper.

When I structure a loan, I try to give as much lender credits as possible to help the client lower closing costs.  

You tend to see these short cuts taken more frequently in lower valued real estate where it can be  difficult to make the numbers pencil if you are following all licensing and permitting requirements.

They had issues performing because they didn't underwrite expenses correctly and as a result they ended up carrying alot of debt and losses.

Many developers look for lower cost civil engineering services to start, and the result is less than desirable.

It's a -14% return if that $800 is before interest ($375k debt * 3% = $13,125 in interest expenses).

Yet, weigh this against potential stress and expenses.

Typing out EVERY SINGLE income and expense in my life, personal or business.

We tell most of our landlords clients to consider themselves as running a trade or business, because it allows them to claim business overhead expenses, among other benefits.2. 

Nothing held back for maintenance because the houses they recommend buying are all newly rehabbed, and nothing held back for capital expenses because you should sell them in less than five years and move into multifamily investments so nothing major should break before then.