6% is a little high....but without anyone knowing your debt to income ratio, your credit score, whether it is a multi or single, what your ltv on the loan is, its impossible to say. 25% down with a low dti and high credit score is going to be about 5.5% right now. 

@Roschelle McCoy I believe your tax estimate and insurance estimates are too low

@William Simmons if you are in a flood zone, your insurance estimate is way too low.

@Giridhara Gowdra chandrannaA - fine expensive well cared for yards and homes owned by professionals and business owners.Luxury cars B- average blue collar suburbia most homes are owner occupied and yards are in good condition.C mostly low Income people rundown rental houses lots of old apartment houses lots of old cars D VIrtually all buIldIngs are old and need some maIntenance .mostly rentals 15-25 year old cars random crIme drugs -hIgh grass and hIgh resIdents Seen walkIng around aImlesslessly F boarded up houses shootIngs no one works open aIr drug deals most everyone looks shady .Hookers rap musIc blasted from random homes and cars

This is a low-end rental and a low-income (but good) tenant.I tried to call her about a a minor issue several months ago, and have not heard back since.

Some as low as $15 per month for performing and could be as high as $95 per month for non performing 

The price is very low How did you find this deal and how did you negotiate it?

If either of that is not valid then the lender can't go forward with the loan.If either of that is value then with is going to be difficult to secure Fannie financing with low down payment.

I had a 40 acre orchard in Santa Barbara sold 20 years ago but I've checked and the retired rock star who purchased it has had it on and off the market at incredibly low figures - check 1500 farren rd Goleta ca93117 could make an off Market /private agreement if you'Rare super motivated .

A pure luck play from a Craigslist Ad resulted in my very low offer being accepted.