Instead of the seller paying her commission, it could be used to lower the price or used as part of the down payment.

However, I've already been told by conventional lenders that I am not likely to qualify since I'm self-employed, thus my income on paper is lower than normal.

I keep my rent a little lower than market and have several tenants that have stayed multiple years.  18 years renting and I have had a 8 year and 5 year tenant.

Recording fees4500 buyers agent commissions 500 warrantyprobably more I am forgetting to write down ...is there anyway to lower my closing costs ?

Rob Auction.com typically starts off high but if there are no bids, sometimes they will run a second round at a lower price a few hours later. 

Obviously more money down would mean a lower mortgage amount, but at the same time less money down leads to a higher CoC return.

That area is close to the bases and has lower cost properties, but vacancies would remain low as long as we have all these bases in town! 

Do you accept lower cap rates to be more 'certain' about long-term resale value? 

Call it the ticket to entry to play in the big boys game.

When the property went off the market a month or two later I found out who owned it, eventually got in contact with the owner and bought it without us using agents (no 6% = a great bargaining chip for a lower sale price).