How can I make this deal work?

[Shera Linares]

Hello everyone;

I'm in need of a creative idea to make this deal work if possible! I connected with a seller who wants to sell her property but wants to then turnaround and rent the property from the new owner for at least 3 years. The rent she is willing to pay max will cover the mortgage with a little extra over, if she agrees to my discounted price. She currently operates a business out of the home so moving right after selling the property is not an option. She will likely close the business after 3 years but it could be longer depending on the business situation. Once she leaves the property, I can fix and flip, or fix and hold, which is what I would like to do.

The reason she wants to sell is to remove her husband from the mortgage and title, so I don't think a sub-to is an option, but please correct me if I'm wrong.

The home is over 1 million, so coming up with a 20% down payment out of my personal funds is not going to happen and I am having a hard time coming up with funds from PML and HML for the total 15-20%.

Purchase price is looking around the 1.3M and comps show an ARV of 1.8M.

How can I make this deal work so I can purchase the home and rent it out to the seller for at least 3 years, maybe longer?