I am using the buy and hold strategy of investing, so cash flow has been my main concern.

I have some concerns.

it there r bad liens on the house wouldn't it cut into your profit.

The risk is way to high for cutting you out of the deal.

So any liens in the current mortgage holders name is what your concerned with.

Verbally doesn't cut it.

If so, you may want to consider advertising them as distressed properties, cutting prices, and still advertising them on the MLS.

If this is the case, hard money lenders are less concerned with factors like tradelines, credit scores, DTI, etc., and you should be able to find a home with someone in this niche.

As far as I am concerned whoever bought this house 10 months ago only put about $3,000.00 into it.

Since you are concerned about closing costs, you could consider not buying down the rate and thus reducing the costs to close.Another consideration is leveraging more and not putting as large of a downpayment. $212,000 loan @80%30 year fixed, fully amortizing using our Paper Saver process - like stated income but no charge for it6.375% would cost you 1.00% discount point - 6.532% APR$819.80 total lender feesIf you consider an 80/5/15 - where you put 15% down instead of 20%$212,000 loan @80%30 year fixed, fully amortizing6.375% would cost you 1.00% discount point - 6.532%APR$819.80 total lender fees2nd lien of $13,2508.375% would cost you 1.00% discount point ($132.50) 8.513%APRno extra lender fees on the second.So you save $13,250 and have an additional monthly payment on that second of $100.71 per month which means you break even in almost 11 years.