@Kyle Carter You cannot directly use a 1031 exchange to purchase a primary residence, as the IRS mandates that the replacement property must be used for investment or business purposes.

High 6s to mid 7s is more realistic for the most common deals (70%+ LTV).Also, the FFR doesnt really directly impact mortgage rates.

I disagree with this. there are ways to get to 80% cash out and 0% origination fees and rate will be in the high 7s and you'll have a great experience @Alex PattonAre you a broker or direct lender?

Quote from @Jonathan Klemm: Sounds like you are no doubt heading in the right direction @Jason B.!  

I agree that Tampa is not the worst (yet) but I believe we are trending in that direction.

A lot of universities have students that need mid term housing due to graduation dates, mini semester programs, etc. and I've found if you approach them and offer them a solution to this problem, they are willing to work with you and help send business your way. 

Of course some new construction in Strongsville is also A class, but so is a 40 year old home in Concord, Solon, Highland Heights.Whereas we also have new construction in the gentrifying parts of the city, like Tremont, that are directly across the street from boarded up homes.

.- Large remodels or construction projects (Live in Flip) can be self-managed, worked on directly, and the value add, after 2 years, is largely tax free up to certain limits. - Many areas around the country allow for ADU Construction - house-hackers enjoy similar benefits to remodeling projects by being naturally on-site for ADU construction. 

Does anyone have a good effective 3rd party mailing company to send mailers direct to seller?

The quote I posted about the 7 business days is directly from their webpage.