You can make offers contingent on seller carrying back a 2nd mortgage for the downpayment.All they can say is no.This way they get 80% of their sell price at closing and receive payments from you on the remaining 20% which might just be equity. 

Should we just bite the bullet and put a refrigerator in the unit and not have her pay us back (and it would remain in the home when she moves out).  

With that said, I would add in the actual amount that would be returned and make note that this is only for the first renewal, meaning subsequent lease renewals will not warrant you return 1/2 of the remaining security deposit, etc.

However the loan will remain in the sellers name until you pay it off as well as their eligibility.Good Investing...

When we purchased, we renovated hone to a large degree, and since this was about 10 months ago - it remains in very good shape.  

After 27% to lawyers and other legal costs, the proposed payout is about 11% of the amount owed with the remaining $300K+.

Your lucky, I'm happy and satisfied, moving on to other investments and life styles. 

The law usually states the Tenant remains liable for the terms of the lease until a replacement tenant takes over.

The key is to remain patient and diligent in your search for deals, and take advantage of any opportunities that arise.

Real Estate investing remains one of the best ways to make great money for retirement.