I asked a few lenders for quotes and they all have me buying pointsShows as  2% of loan amount (Points) $3450 at closing  

Hello,Can you please recommend a reputable residential closing attorney in the Boca Raton area?

What investment choices would you recommend to offset W2 income taxes?  

@Ray HarrellSellers will owner finance because (1) they will be able to sell for a higher price because they will sell to people who can’t get institutional financing, (2) they think the interest rate they receive on the money they financed, usually 6-10%, is better that the 2% bank accounts are paying (3) they get to spread out the gain on the sale of property over many years and not be bumped into a higher tax bracket immediately, or (4) they can sell the property faster as a buyer doesn’t have to wait 45 days to fulfill institutional lending requirementsBuyers may want owner financing because (1) they save the points and other fees associated with institutional financing (2) they may own the maximum number of properties financed allowable by lending institutions (3) they as full time real property investor may not be able to prove the amount of income necessary to obtain a loan (4) they may not qualify for conventional financing, only hard money, in which case owner financing may be at a much lower interest rate (5) they may have liens, judgements, etc. outstanding that make obtaining outside financing impossible, (6) they may want to close quicker than available with institutional financing.Please let me know if this makes sense

Typically like Nathan said most improvements cost more than the value they add, but if it's somewhat close to even then it may help in resale.

Classic path of progress stuff in a close-ish market.The other option ( which could be very unpopular) is to sell both and preserve the down payment funds. 

My last two clients closed on houses that became 8 bedrooms rent by room house hacks that cash flow, so it is possible in this market.2) Multifamily - Purchase a 2-4 unit property with 5% down conventional loan, and live in one unit and rent out the others.

Along with the FHA loan, check out the loan from the Neighborhood Assistance Corporation of America (NACA).NACA was formed in 1988 and provides an affordable option for potential first-time buyers:✅ No down payment✅ No closing costs or fees✅ No mortgage insurance✅ No consideration of credit score✅ Below market fixed interest rateThere are several requirements to be eligible, starting with attending one of their workshops.https://www.naca.comI wish you all the best.

There are those that will tell you they can do something up front, then proceed to take 45 days to close and ask for more documentation than a Fannie and Freddie loan.Then there is those that act as private money and can close in 5 days!

For now having a mentor is an awesome choice for me.