You can get a 2%-5% rate on a mortgage that you assume and since values have come down in most states over the past 2 years, you may be able to find a seller who would be willing to have you take over the payments and cover the closing costs! 

I have arrangements in place for a low cost rent while I get things rolling with this.

This improvement suggests a growing buyer interest and possibly limited inventory, creating favorable conditions for quick turnovers.Toledo OH - RE Analysis (April 2024) - House Sales (1).pdfDemographics and Economic FactorsPopulation and Economic CharacteristicsPopulation Size: With a smaller population of 5,341, 43620 offers less competition in buying and selling, which is beneficial for flippers targeting niche market needs.Income Levels: The lower median household income ($27,442) suggests a demand for affordable, refurbished homes—ideal for flipping projects aimed at cost-sensitive buyers.Housing and Ownership TrendsRenter-Occupied Properties: A high percentage (68%) of renter-occupied properties indicates a transient population, potentially less targeted for flipping.

It costs me about $1,000 a year with annual filings and other nonsense.

@Thomas SantellaI am genuinely curious, did you truly borrow 100% of the funds for your deals - to include EMD, closing costs, down payment, etc.?

I know of some areas that are costing owners over $1,000 just in permit fees. 

@James Ohliger what an owner is really doing when hiring a PMC is buying their expertise and time.You can think of expertise cost as a relatively fixed cost.

no one is guaranteeing it won't, or offering to cover the cost. 

It's the cost to win the lien.

If you have the upfront costs, str cash flow is great in the right market.