The seller hasn’t responded to anyone after the deal close.

In that case, get the seller to call.

On one hand the seller obviously wanted as much money as they could get.

You would assume that sellers know that they should optimize NOI before listing, but most don't and STILL want you to pay a price based on what NOI could be.

You do not owe the seller any explanation on this. 

Ask for seller concessions to cut down closing costs.

It always comes down to understanding the seller(s), building rapport, and then coming to a win-win solution - we do a lot of creative deals, on & off market and each is always unique. 

As already mentioned, you could sell via seller financing to lower AGI, as all you would have to claim is the payment income - until balloon payment received.Did know an investor that had 14 properties paid off and he moved into one every two years to then sell with the $250k single exemption.

Hi Adam,The seller pays the seller commissions and (usually) covers the buyers commissions as well so you shouldn't worry about those fees.The 10% vs 20% I feel like is a personal opinion.

Are there going to be banks involved, creative seller financing or all cash?