My current insurance provider for my smaller properties (State Farm) is terribly priced for this property.I’ve gotten quotes from Travelers (very high) and All-State (easily the best so far).

All while the stock market is terrible..

Interest rate: 4.875%30 year fixed$9892 of closing costs (breakdown below)Lender fees: $1440app fee: $150appraisal fee: $925credit report fee: $29attorney review (TX only): $150Rent schedule: $150appraisal rush fee: $200undisclosed debt report: $69Title fees: $775owners title insurance: $1280lenders title insurance: $4120recording fees: $204survey fee: $400 assuming 740 or higher credit score, 30 or 45 day rate lock, escrow account and just assuming 750k purchase price  and based on Friday's closing pricing you could do a bit better, but it is not a terrible offer.  

@Jignesh Sonchhatra none all 3 have terrible reputations.

Specifically, going with flood insurance ( even though it was not mandatory from the lender ) turned the deal into one where I'd be worried all the time that the cash flow woould turn from marginally positive to negative.I run as many deals as I can using the BP calculators and others that are out there and because SOOO many deals , after I do the math, are terrible when I DO come across a deal where the numbers work out I say to myself " I must be making a miscalculation ".

This is a terrible use of this land. 

And if you want to go the cheaper route, you can simply take out the grass and use matching pavers to fill in that wouldn't look terrible. 

Is this a terrible idea? 

Great time to sell but terrible time to buy so I'm hoping to get creative.

So there is that unrealistic expectation especially with investors on this site not really understanding the RE business and they think every realtor should be an expert in what they are looking for and the agent is terrible if they dont.My wife is a perfect example she is a resi agent and darn good one..