How do closing costs and other fees affect my profit in these types of transactions?

Competent financial literacy is sorely lacking with many in the lower and middle classes.  

I was about 5 days from closing on my first place (an up/down duplex + cottage)...when the lenders (a typical residential / investment lender) said he would not fund the transaction...because the appraisal came back saying that it was a "raised mobile home" - and they don't fund mobile homes.It wasn't obvious that this was a mobile home by sight - apparently it was just the foundation of the mobile home that was used and then was re-finished (new siding, new roof, etc).  

I understand how transactional financing works with the whole AB closing and the BC closing with the wholesaler/investor being the "B".

I would much rater have a lower mortgage for cash flow than having all of the cash. 

Considering the small amounts you have available in each IRA, you may have difficulty finding a lender that will do a loan that small.The entire transaction has to be done within the IRA. 

I only have this weekend to really make a decision...to say no to the lower offer.  

If you have the money, i would do that plus add a metal z channel going opposite direction of the joists ( screwed on top of the existing plaster ) and then add another layer of drywall. the Z channel leaves a space that helps in sound transmission. the problem is the sound is transmitted through the existing floor joists too, so just the insulation will not do it because the joists are still against the ceiling. this is something similar, but in this picture they used clips in combination to hold off hat channel from the existing ceiling which will lower your ceiling about another inch. 

That transaction taught me that real real wealth can be built through real estate.

Some elements that will make a condo non-warrantable are:* High investor ratio* Insufficient reserves/Bad financials* Litigation* Buying as investment vs primary/2ndWhen the condo is deemed non-warrantable for the specific transaction, then the only financing option left is a non-warrantable condo portfolio loan.Hope this helps.