So without really seeing a flyer of what you are trying to do and the numbers involved I would not know which program or lender might be best for your situation.Some lender stay in major metro's, others go further out.

Around the same time I joined the Navy which kept me at sea more than I've been in land over the last 4 years which has really kept me from being more involved.

Flipping involves buying and selling in a relatively short amount of time, dealing with contractors, finding the property.

Just make surest heir investment is worth the added tax compliance involved.

My brother in law is very eager to be involved.

However,  there are many opportunities in the Jacksonville area as well and, being a native of the area, and being involved in real estate from every possible angle, including being an agent, certainly put me on the list to contact if you need any assistance as well.

I've been involved in rehabs for a few years now so I can connect you with great contractors in several other trades as well.

So here's my question: If you are in a private deal with a seller, no realtors involved, and the home value is X, but you're able to talk the seller into selling for Y, which is less than X, would you then be able to go get a mortgage using the difference between X and Y as the value of your down payment?

Does anyone know what kind of closing costs are involved when buying cash?

Depending on how many family members are involved and how many apartments you need, you could still potentially benefit from the other apartments.