Does anyone have any experience with the cost ballpark and requirement to do this with a single residential (not multifamily complex)? 

-My terms: a 5% commission (I’m a licensed agent) to be credited at closing towards the purchase, plus $10k towards closing costs.

The rate, the sale pay the closing cost and the grow of the area What was the outcome?

My point is that in a market where overall demand is unbelievably strong, the opportunity-cost numbers are not that strong for an all-cash, or any for that matter, acquisition relative to past history. 

When he does move I am sure you will have some yard work etc to deal with but if he stays a long time then its the cost of doing business I guess. 

I’d love to see whatever rental comps you have.thanks again   Feel free to PM me your email address and I'll send them over to you.

My plan is to use FHA, 3.5% dp, seller covers closing costs. 

I would like to find out what are some good websites with calculators you use to calculate rebuild cost, so I have a better idea which replacement value is reasonable.

I’ve heard about ‘gap funding’ for fix & flips to cover down/closing/holding costs in addition to the hard money loan for most of the purchase price & rehab, but how realistic is it to secure that type of funding?

It's going to cost about $550k to build and it has already appraised well over $800k.