It's such an emotionally charged thing it seems risky to show up alone on their doorstep-

If someone wants to bring in a dog I would charge 100 dollars a month extra.

Ask for service call charges and sample scope of work.

It's hard to find quality ones even at 10% so I'd be cautious of any place that's only charging 8%.All in all it looks like you may be underestimating the expenses.

We got our first applicants who we have questions about.

You can get water /sewer charges from the town in most cases.

My applicable anecdotal experience is this;Bought my first house in Tulsa OK for 180k with a VA loan then one year later got a great job offer to move to Eastern PA.

One of the things I've heard about hard money is in addition to higher rates, they have pre-payment penalties.Current or prior ownership of real estate: as stated, I am currently renting and intend to rent for at least another year or so.Value of property at present and/or your offer price: $158000 (zestimate)After repair value: $Anticipated or actual appraisal issues: will perform one during due diligence Current rents per month: $425Fair market rents per month: $500Down payment or equity: $30000Source of down payment funds, if applicable: see aboveIncome Source: Salaried/hourly W2, VA comp, Gross monthly income (optional): $1800 tax exempt, approx $4-5k in base wage (+ OT opportunities)Monthly debt obligations appearing on credit report, plus (if applicable) personal rent and alimony/child support/etc: $800/mo in rentFICO: Excellent Credit issues: None.

The seller is willing to charge us 30k in points to seller finance the deal.

I would also charge another fee for keeping you exclusive and forcing you to pass up on other opportunities.