. : )  So I don't think the buyers agent is out to pull a fast one on the buyer for such a small fee but none of us knows because we are not there.Brian if you buy in that range expect as Jay said that the properties will not be that great.

The agent has a ready willing and able buyer in the $700-800k price range.

I don't know the answer to that question, but it's nice to understand the range of outcomes you may experience given some variation in the most key inputs..

This property wouldn't work for an investor like you trying to buy cheap and force appreciation through rehab and lease up.So it's a balance over many years or decades in the business to know what is within range and what is not for listing a property.Hope it helps.

About 40% of sales in Jax are cash, and the real opportunities are in the $75k to $200K range (purchase not including rehab).  

I'm confused as to why this may not be doable.According to Realist, the numbers look good:RealAVM™ (1): $548,583 Confidence Score (2): 85RealAVM™ Range: $493,725 - $603,441 Forecast Standard Deviation (3): 10Is this not valid information to consider?

Just remember that total combined LTV should be around the 75% range.  

I was thinking buy and hold offers should be higher than F&F with desired target numbers for buy and hold to (given the >$230k median home price) end up with something in the ARV ~175-200k range with at least 25-30k equity and cash flow >$100.

The other banks have said something else ranging from that they'll require 25% down for a fourplex to that they will look at the income the property produces and not my income.Some more background: I have a credit score that ranges from 769-799, I'd have a debt-to-income ratio of about 31% (based on my personal income) which I'm told for FHA is a very safe/good number.

Ask rehabers for a range of costs for various items like kitchens and baths.