I basically offered to pay closing costs and seller to finance the downpayment. 

From what Ii understand brokers pass deals along to past client they know can close a deal and when it hits the market its almost like a graveyard...I think for myself I'd be better off closing a deal with a mom-n-pop type owner and hopefully seller-finance an older property with some value-add to force appreciation.I appreciate your response, do you have any feedback on this?

I would suggest doing your first flip close to home as there is a lot to manage, especially time and that is compounded severely when you do it from a distance.

I agree about HOA, insurance, etc. pushing prices lower for certain developments as well. 

Also, has anyone self-closed before? 

They should say, no, I will do it for you in hopes to get business.I think that a good GC with decades of experience should charge, say $200-$300 for 1) a review of the Inspector's report, 2) a jobsite visit, plus 3) a budget with prices that are pretty close.

I have a few of my higher priced ones in my personal name because you can have up to 10 conventional in your personal name and they have typically have lower rates, so might as well save them for the bigger ones.The majority are in LLC's. 

@John Doyle No.Passive income is taxed at a lower rate.It does not qualify for use making 401k or SEP IRA contributions, nor would it make sense to change it from passive income to higher taxed earned income that would qualify to be used as plan contributions.

If a buyer is offered a 2-1 buydown (starting at 5.25%, increasing to 6.25% and then to 7.25%) with all closing costs covered except for $3,000 (to be paid by the buyer) on new construction through the seller's preferred lender, and signs the purchase contract in April 2024, the house will be completed by the end of September 2024.

This is based on limited no. of States - couple of states including FL mainly.I am very close deciding not to pursue rental property with any HOA and/or CDD.