This means that you clearly have no intention on purchasing this property if you couldn't find a cash buyer and if you can't find one then you're going to cancel the contract and leave the homeowner high and dry.

This leaves you an NOI of around 40,000 which is a debt coverage ratio of 1.74.

White collar employees will not relocate there, they leave their families somewhere more desirable and get an apartment for the weekdays.  

The best thing you can do when you are first starting out is to team up with a mentor to get some skin in the game for your first few deals. 

Also, at this price point it would not be uncommon for the property to be in need of repairs/cleanup after a tenant leaves.

There are many expenses to a rental that beginning investors forget to calculate in their analysis which leaves them struggling to move on to deal number two!

But if an over-the-stove microwave oven/vent combo exists, we will leave it in place.

Is there a creative finance method that can be used in my situation that will not trigger DOS and also will not leave me with a huge tax bill once ownership is transferred?

This is a product that will provide a death benefit forever and will leave a client better off in their retirement years than if they invested in traditional assets.

Calls/Emails/Snail Mail, have her set a goal each day for the amount of calls she will make. 5 New calls/ 5 Follow up calls/ 2 or more appointments set per day Make sure she leaves voicemails and possibly follow up with a email to those she was unable to reach.