Close to CA, tech and manufacturing job growth, 4th lowest property taxes that don't reassess on the sale, and no state income tax. 

The wholesaler and I can create a partnership so the wholesaler will get 4k at closing and the remainder can be used as a contribution into the partnership.

I'm just curious on your thoughts. were in myrtle, i think its close to accurate- were at $103k with our two properties so far with committed bookings and did $140k last year. we will see how it goes as the rest of the year plays out..

I have a 3/2.5 block house with new roof 2024 On paper 2000 sq does not include 400 sq closed in Florida room with central air.

Most multifamily in our market sold for a 5.4% cap rate in 2023, and that would price it closer to $560,000.Other things to consider for your offer: FHA financing requires you to move in within 60 days of closing.

Which of the closing costs are generally up for negotiation? 

Foreclosure lists I think can be determined at some sites like propstream (I've never used it so I could be wrong).3: networking with lawyers that do probate situation and/or divorce situations and want a quick close4: Owner occupant of a property on Hud Homestore - basically trying to help first time homebuyers buy - less competition5: tax auction and tax auction sites6: Offering on properties that have been sitting on the MLS for LONG periods of time and low balling them.7: Calling owners that have recently had their property pulled from the MLS.8: Wholesalers that are selling to you with an assignment fee.9: Low balling every property you look at on the MLS and seeing what sticks.10: FSBO with strong negotiation skills.11: MLS when you see the property really quick once it comes on MLS and put in a full price offer but it was mispriced low (I got a gem a few years ago that has probably close to doubled in values since 2020 when I bought it).12: MLS offers that you really want to ownI might be missing some others but these are the general classes of people that I have noticed. 

Rather than giving up we postponed closing.

One other note:  mice have poor eyesight, so they mainly stay close to a wall. 

Mentor, help de-risk, and diverse programs.4) Direct Lenders (NOT BANKS): A Direct Lender is the one who Originates, Processes, Underwriters, Closes, and Funds the loan.