Rather than giving up we postponed closing.

One other note:  mice have poor eyesight, so they mainly stay close to a wall. 

Most multifamily in our market sold for a 5.4% cap rate in 2023, and that would price it closer to $560,000.Other things to consider for your offer: FHA financing requires you to move in within 60 days of closing.

Something to keep in mind however is that your choices may be limited depending on weather your PMC filed for eviction as 'them vs. tenant' (which is quite likely how it is now), if so, then you will have two choices: 1) You will have to let them handle eviction until the end OR 2) you will have to re-file for evition as 'you vs. tenant'. 

So I just closed on my first rental property and have it posted on Zillow, it is in a desirable area and I priced it competitively when directly comparing it to other listings.

I was running some numbers and it seems to me that when you're doing a BRRRR you have two choices: you can either pull a lot of money out in the refinance, which then helps you scale up quickly, but then you leave yourself with a high mortgage payment, and little to no cash flow.

I follow Codie very closely and used her free resources as well as Build not Buy by Walker Hayes for each step of our business purchase.

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.

If the tenant insists on using this broker (their choice, I guess), we're obviously just going to bake the commission into their new monthly rate because we're certainly not going to absorb a 4% commission to keep our existing tenant on executing a simple lease option.

If you deal with low end tenants you might be able to make them feel you have power because they have less choices in life but good tenants have choices.