Each time it rained hard, water would rush down the hill and go into my basement via a too low window well.

I wonder if a hard money lender would give you a year at 8-12% interest because you have such a low LTV?

I'm starting out with relatively low capital and as I start honing in on prospects, I'm just now realizing that I haven't yet calculated closing costs into any of my deal analysis.

it disappears, or you're not approved, or they can't close it because their "investors" aren't funding right now or 100 other excuses.   

The low interest rate on the property has been holding me back from refinancing but a great opportunity has come up and I want to move the equity to the new project.

It was actually under contract with a contingent offer for months, so I suspected something may be up because at the time the velocity of transactions was insanely high in my area and closing times were as low as a week.

I'm sure there will be one person with a perfect scenario including an unreasonably low LTV that will disagree, but I don't believe your asking for what is the lowest they can go in a perfect situation, but rather what is a realistic rate you can expect in the future and 7% is a realistic low end. 

I would prefer to have as low of a vacancy as possible but don't want to be too eager to drop the price.

It is rented at $2,450 a month which is low and could re-rent anywhere from $2,500-$3,000 a month. 

.- landlord friendly- low entry to barrier- Stable market- strong cash flow- Opportunity zones- Section 8 rentalHappy to connect to share more!