Hey there, I love your predicament because I am currently facing a similar situation, but I will offer my thought and what is motivating my decision. hopefully this could be helpful.we bought during the pandemic and locked in 2.25% rate. last thing I want to do is mess this rate. now with appreciation of almost $200,000 I am wondering what to do especially having created a new llc to focus on STR, flips,BRRRR and home maintenance. in taking this decision I believe you should consider location, which I think from your writeup suggest it's a strong area in terms of appreciation. next question is what market are you looking to invest in STR?

I have a very investor-friendly contractor (who offers pay-at-close in addition to conventional), and good clients who would be open to unconventional sales.

@Brendan Morinwhile the above comments offer some interesting advice, please disregard them.

HMLs offer quick funding, but keep in mind the higher interest rates (8% to 18%) and shorter repayment terms (6-18 months).

(I brought all this to the seller) he now has offered a sell price of $175k.

Was listening to Brandon Turner book and he read a sample offer letter. 

I don't know if I would use ChatGPT for this, but I would look at see what other are offering.

They will want to have the house inspected and appraised before a loan will be offered. 

These gatherings offer great chances to network, meet other investors, and pick the brains of seasoned pros.Join Online communities: Think about participating in online groups and forums devoted to real estate investing in addition to neighborhood get-togethers.

The seller CAN still offer to pay some or all of the buyer's commission fees or other closing costs, but it is not mandatory... that is the seller's choice.