Although the Joshua additional demand is smaller, it is closer to DFW, which means its rental rates will be higher. 

For the most part, due to interest rates, breaking the 1% cap rate still won't provide positive return after expenses.

Occasionally I'll see properties coming on the market where the seller has a VA loan with a low interest rate.  

Because there is more risk that generally comes with higher interest rates. 

Now he has sold the company and is more of a flat rate charge based loosely on how long it takes him to prepare the return.

If you have a marketable property and its listed these agents will contact you.

If it's already turnkey that means you're paying higher rates than necessary when you could put 20% down and get a DSCR loan with lower rates and fees. 

Both of these allow you to low down payment loans to buy a primary residence with fixed interest rates.

I don't think your first property needs to be perfect, but doing the work in advance gives you the possibility of refi (in a good rate environment) or more equity on a HELOC.

I wanted to help them out and minimize their loss and saw an opportunity to get a property slightly below market because of my commission savings, immediate mortgage and maintenance relief, in addition to keeping a lower short term interest rate How did you find this deal and how did you negotiate it?