Ultimately it is up to how comfortable you are with risk. 

It really depends on how comfortable you are with the operator and their plan - because if you do this type of investing in an asset where the cash flow does not cover the interest payment, you are counting on appreciation rather than cash flow and I never want to count on appreciation.This strategy can effectively create money from nothing - you borrow to invest in an asset, pay the loan and interest back and you either have cash or the asset and you have no skin in the game. 

If you (or your agent) talk to the listing agent and you are both told that there are multiple offers in hand, it will also likely be in your best interest to decide if you are shooting your shot and the number & terms that you are comfortable with at a faster pace.

I didn’t find any unicorns yet of how to keep it super warm but will see if the cover makes a material difference Insulate your pool: Adding a pool cover or blanket can help to keep heat in the water and reduce the amount of energy needed to maintain a comfortable temperature.Set the thermostat correctly: Set the thermostat to the desired temperature and avoid making frequent adjustments, as this can cause the heater to cycle on and off more frequently, which can increase energy usage.Keep the heater clean: Make sure to clean the filter and other parts of the heater regularly to ensure it is operating at its best.Use a timer: Use a timer to turn the heater off when it is not in use.

Not feasible or achievable for most.My fixed resi loans at 5% or less I kept comfortably with standard reserves. 

If someone can overcome their comfort zone and adapt; they will open the door to these new opportunities.

I’d consider referring this to another agent that is comfortable with the normal commission structure your seller is likely expecting.

But obviously, it could be any amount the lender is comfortable with. 

Study your local market first and foremost, as investing in the area may be more ideal than investing out-of-state until you get more comfortable hiring a property manager and delegating more of the responsibilities to others.

I’m a believer that you don’t grow from the comfort zone so perhaps this is a viable option.