What's causing purchase closing costs to be so high? 

Since traditional lending is tricky without a W-2, creative financing like seller financing, subject-to deals, or partnering with others could help you scale without needing 20–25% down.If you're considering larger multifamily (5+), that's a smart move those loans focus more on property income than personal income.

A duplex that fits your criteria in Fresno will sell for about $400k-$500k, which means you would need about $30k for your down payment and closing costs, although sometimes we can weave closing costs into the purchase price either through the loan or by having the seller pay a portion, which may lower your cash needed.   

Secondly, it will generate revenue to cover the costs of my next few homes with 25% down.  

If you're looking to connect with like-minded professionals or need guidance on expanding your network or closing your first big deal, I’d be happy to assist.

Taxable gain/profit is Sales price - Cost of the item. 

I have a problem for a deal and need your opinion.

So much goes into new builds, from cost/availability of land, to materials, labor and permitting/zoning.  

They're free to use on the landlord side and let you set up online payments, track leases, handle maintenance requests—the whole deal.

NOTE: you have to owner-occupy for the first 12 months per the mortgage, before you can convert to 100% rental.Of course, you could also use each of them in consecutive years to acquire two properties.