No fees + security + ease of use = go collect cash rent in person!

Once the funding was secured, the down payment was applied, and then we moved forward with the deal.

This contract was secured with a 15‑day due diligence period before any earnest money is due, which minimizes exposure.

You are buying the house from the seller, and the seller is financing your purchase while taking a security interest (the deed of trust) in the property.

It keeps things streamlined, especially with long-term tenants.As for the security deposit, you are right to revisit that after 10 years.

Looking to schedule under delayed financing exception, from the lien being recorded, paying it off at closing, and the transaction mimics a cash purchase.Concerning the property transfer would be filed as form 709 (life time gift exception) from the current owner to me.As well as the note is receivable, essentially they are lending me money secured by the property.

If you want to help but not lose $25kStructure it as a secured loan instead of a murky “sale”  Draft a promissory note with interest, secured by a recorded lien/mortgage on her home.

I suggest using a password manager with strong security such as 1Password.

You have have a few things contributing to that like over priced homes, rents coming down, increased  contract defaults, Mortgage rates now dropping fast causing a rebound from renters market back to buyer's market.Unless your into and secure with section 8 and have confidence in that contract and security it is tougher than 5 years ago. 

Quote from @Brandon Lee: I’ve been seeing a lot of first-time investors struggling to secure financing for their first fix & flip.