However, had this realtor contacted me in advance, I would have had the deal structured with Seller Credit to pay closing costs.The property was listed at approx. 600k, so there was over 20k in possible Seller Credit to pay buyer's closing costs, so I would have had the realtor make the offer as follows$594,000 sales price $20,000  >>> seller credit towards buyer's costs<<<$574,000  same net to seller+$200 for doc stamps & owners titleRealtors just don't understand how such an effortless structuring of a purchase with Seller Credit can make life so much easier for their client's ability to qualify for their best loan terms  

Recall years ago the client who hired a DUI lawyer to handle their real estate transaction, guy had less than a clue on very simple transaction.

In my old town, the connection fee was $20,000, paid by a betterment of $1,000/year for 20 years.I have had buyer clients who refuse to look at homes without town sewer, but not many.

You can also cherry pick real estate deals where someone made millions,tens of millions or more in profit on a deal.People can talk in broad strokes on a macro view but then there will always be unique examples at the micro level.I have lots of clients that have made gains in stocks and now they want to get out as they cannot stomach the market.

@William S. my clients in WI who have been developing apartment complexes are stating the current aquisition cost of land plus construction cost does not make anymore.  

Good Condition, under served market, and buying at $19 per square foot.....Projected to be worth double acquisition cost within 12-18 months....The point being that Cap rates are a good place to start but a terrible place to stop your analysis:)  Good luck in what I know to be a phenomenal niche!!!!

Goals for March:- Acquire clients for data service business. - Today, we bid on 6 NPNs (1st liens), waiting on copies of collateral to perform due diligence. - Consistently go see 2 off market properties/wk for acquisition. - Consistently set 2 renovation jobs/wk for the GC. - Revamp my 2 web sites.     

@David Minaya a word of caution: I have some clients who formed a partnership (multi-member LLC) and are now second guessing the wisdom of that move.

We also like it -- as do several of our clients -- because you can run an Airbnb/short-term rental down there full-time, which is not something you can do in Denver.Good luck!

If it were my client these are the considerations I'd be walking the borrower through:- calculate the new higher HELOC payment after you used those funds for your new VA purchase (to bring in the portion required by the VA to purchase or pay down as you call it).