Recently closed on a cash back at closing deal. A 3BR, 2BA typical single family home. The sellers owned the house free and clear. Sellers and I agreed on a wholesale price roughly $100K. On paper it sold for a retail price of $130K. The market price is about $125K. Borrowed 20% down payment from the seller. Finance the rest with 10% down. After closing cost, we had about $6K cash and a mortgage of $117K. There should be at least a $200 month cash flow from rent.

Lamplight Associates
Austin, TX