That's how I do it nowadays for residential deals, although I concede others may disagree because they have more of a stomach for it. 

But I concede that an experienced investor's time is valuable and he could be directly creating a competitor but a sizeable upfront fee, a contract for an extended period of time, and a portion of profit potential is excessively geared for that investor.

I agree with Jason's last statement - the commission is set between the seller and the agent (and broker); whatever that amounts to, I doubt they will concede half of it.

Most likely (not sure what NY laws/customs are), any credits will need to be conceded as going towards closing costs.

But I would concede that millennials are entering their 30s and 40s.

If you choose to sell one, it's a sneaky way of conceding to yourself that you want to take the money and run, and I'd like to highlight a theme in you post to the community: You have debt not tied to assets and are making choices to live up to and perhaps beyond your means.As a husband, and as a father of three, I can relate to your time crunch.

I would start by asking the lender if they originate FHA loans.Your question regarding the getting the seller to increase the purchase price but concede closing costs will be seller specific.

All I keep hearing from agents and brokers I have spoken to is that Cash is still King and conceding inspections, and appraisals are still happening, albeit less often.With this input I will keep watching and waiting to find the right deal.

Unfortunately it's already a long term, so you can't give more time, see if you can figure out something that's of value to your tenant that you can concede.

You can always start by saying you want all your money back and then agree later to concede a portion of it.