Would we be able to pocket the buyer commission to remedy the final sales price or closing costs?

My concern is what will happen to my future insurability or insurance cost increases if I go this route.

Most of the properties I have available are $300,000-700,000; so if a hard money lender requires 25% down, with closing costs of 1-2%, and the hard money lender wants $20,000 in reserves, plus 1% to the hard money lender, we're looking at anywhere between $104,000 to $216,000 out of pocket costs. 

And the soft costs can easily pass 100K before your project even starts. 

Moreover you don't have to pay any fees, commission or standard closing cost either.Let me know if this interest you.

Most lenders will not approve under $90K to $100K because it violates high costs rule.

In fact right now, debt coverage is is going to present a greater obstacle than obtaining an appraisal that is 20-25% greater than your cost.

You also have closing costs associated with it and you are only able to pull out a certain amount.

Quartz is the most durable but also more costly.

Your local REIA can often provide similar information at a fraction of the cost, allowing you to allocate your saved capital towards your first deal.