For me, it's the "One size fits most" part that made me spill my coffee.

You could find a lender that can go up to 80% LTV, thus even if there is this amount of closing costs, you still are ending up not bringing any money to the table, and essentially financing the fees. 

I feel like I need to have something to bring to table to also help mentor.

Chicago is off the table.

I hear you—Excel can be a burden, no matter the size of your portfolio.

It is worth noting that the rates do jump up a bit once you go from the more standard 75% to the 80%, so we'll want to make sure that the property's cash flow supports the 80% loan size.

I'd really appreciate your inputs.Some relevant info that may help- I'm expecting a size able bonus next yr from my stock vests (~$500k)- the house needs flooring to be replace since the previous owners put cheap laminate stickers that are coming off and counter tops and cabinet repaints. - homes are not renting quickly in my areas and even if they rent its below $2k. - there is a airbnb in my street which seem to have good occupancy Thanks in advance for all your suggestions.

Smaller Syndications: These GP’s have no option besides raising smaller check sizes.

Alongside this 5,000-square-foot Bird Streets home, buyers have the option to acquire three life-size Spider-Man figures signed by Lee.

However, with the market booming and prices high, I felt it was too risky to put all my chips on the table for a single property.