@Eli KingOnly FHA, VA and USDA loans may be assumable.  

Back in Washington where we fix & flipped properties I did anything from general contracting from demo to finishing touches, managed project budgets & timelines to stay within our projections and SOW, raised capital for down payment on hard money loans, interest on loans and rehabs, worked with my hands (best at flooring, trim, caulk, cabinets, fences, punch list items) and was the real estate agent for acquiring and selling our flips.

You knew this going in and you still decided to buy this house.

I was thinking I would need to get a hard money loan to cover that, and it would eat up most of the rest of the cashflow and then I would look to refinance within a year or two.

Those offers never came, one was supposed to be from an affordable housing nonprofit that had access to 4.5% financing, but they put us on ice for a few months while we waited for their slow board aproval process, and then they had some sort of organizational staffing shakeup and recently told us they couldnt put an offer in.

Obtaining my Real Estate Salesperson license was driven by a desire to address the critical issue of affordable housing.

Some hard money / private investors have minimal loan amount restrictions. 

This also serves another purpose, banks require a PSF to approve you for commercial loans hence having this document completed aids in your ability to be approved for loans promptly.

(Though maybe twice so maybe a bad example.)But if you buy an identical house 10 miles out of primary city for 20% less and charge 20% less rent.

We build 120+ houses a year in Cape Coral and Lehigh Acres.