In my area, we rent SFRs for $400-500 / room (no utilities) while the big developments are $750 all-inclusive.    

The leading real state books and educators teach the following basic approaches to buy real estate creatively.Some good and some not so good.Later I'll discuss the pros and cons of the best creative financing methods so you can determine which to use for your particular situationLand ContractsOptions, Leases, Options to purchaseAITD's (All inclusive trust deeds or wraps)Seller carry back deeds of trusts/mortgagesTaking subject to the existing financingNot recording the deed, which is dangerous if not properly protectedRecording a memorandum of agreement Trusts:Transfer the property to the sellers trust, get the bank to approve the transfer and then have the beneficiary of the sellers trust changed to the buyer.Just transferring title into the buyers name hoping the lender won't call the loan.Equity shareAny of these will trigger the due on sale clause and as a buyer or seller if you haven't put safeguards in place, you are unprotected against claims against the title from showing up and or the lender calling the loan due.Are you prepared to take the chance that the seller may further encumber the property or resell to someone else?

My question is whether the income qualification guideline vary among conventional lenders and some may allow inclusion of future sale of stocks.

Are there turnover fees, advertising fees, are you charged when the unit is vacant, or is the commission all-inclusive?

Remember he loses the option money if he doesn't refinance or sell.The other alternative would be to sell to your buyer (not rent, not option) on a wrap using an all inclusive deed of trust.

Most of my 1BR are 495 (building or apartment has challenges or no amenities) to $670 (all inclusive, nice neighborhood, private laundry room, double parlor, fireplace, etc.).

It is also called an "all inclusive trust deed" (the instrument) or a wrap-around mortgage.

So with these all inclusive HM loans, what amount are you lending?

Note that the $49k is inclusive of the first $16.5k.

Ed: The state pays every 2 wks ( pa) Yes I currently work in a 100 bed facility thank you for thefast advice and ideas to research.Jon: owner will do 80% seller financing balance either cash partner hard money etc inclusive of operating expenses to carry over for weekly expenses ie utilities wages prorated taxes etcManagement fees is an interesting ideaRusty: Im looking at pa havent seen too much of that but I have seen what your talking about in california alot more than east coast.