The alternatives are how quickly can you save up more 20% down payments, or have you got any access to private money from other investors?

@Aaron Caminati I think you need to chill out and realize that many larger multi-families have far more people going in and out on a regular basis.So the alternative is that this person goes to another's home to sit with them?

Alternative income streams being close to a hospital could include "furnished finder" for attracting traveling nurses when the Hospital is up and running. 

Many investors have found success by self-directing their IRAs or 401(k)s to invest in alternative assets, and one of the most popular assets is real estate.

Alternately what If he pays me this 10% after I have financed the deal contingent on it's purchase?

Alternatively, he could sue you for repairs and possibly get a court to agree that you have not responded to any of his complaints - noise included.

the best tax treatment is the sale of your primary residence if you meet the qualifications the equity or profit is totally tax free.. you make it a rental and you lose that .. i would talk to tax man/women first.

I would discuss a landscape plan with them and make a deal if your alternative was to hire a landscaper or do it yourself. 

Alternatively, using BRRRR I can say that I'm only going to buy a property worth $100k for $75k. 

My long term goals is single or multifamily houses to become financially independent (like every other aspiring graduate xD).After I graduate I plan to hang out in the San Diego area, hopefully find a property to house-hack (though I realize that multifamilies are crazy expensive, so I'm looking for alternatives).