I am going to continue to analyze the market until I am absolutely ready to buy with ample reserves and more specific analysis on comparable properties.

That said, tenants sometimes push for alternative solutions, as in your case.Here’s what I’d suggest:Broaden Your Marketing ApproachFebruary and March can be slow months for leasing in family-oriented communities, but it’s not impossible.

Alternatively, once you have a full time job (or an employment contract), you should be able to qualify for a loan and utilize a Down Payment Assistance program.

I love that you have specific goals for 2025 - I believe if we think it, write it, say it, and share it our goals are 10x more likely to come to fruition.Are you able to do option 2 and just house hack a 2-4 unit building and use a renovation loan which allows you to put down 3.5-5%I highly suggest getting to some local chicago meetup groups (we have an in person one on the 17th)...here is BPs list: https://www.biggerpockets.com/forums/521-real-estate-events-...I also have a full list of the chicago meetups that I can share with you too if that'd be helpful.

would love to see a seller finance specific calculator that has a option for 1031 exchange from buyer bringing in down payment.  

I can not name any reasons which are worth the extra effort of investing there compared to sticking to a specific USA market.

Are there any specific clauses I should include in a room-by-room lease for a shared living space?

Are there specific states or locations you’re looking for?

There are a lot of good meetups for real estate investors in the area that would be good to grow your network and learn from others that are and have been in your shoes as a new investor, message me and I can share on some specific monthly meetups.Also sharing some multifamily data, this is Boston proper so it has an interesting trend compared to the rest of Massachusetts.

I’ve never had this specific issue but mistakes like this are pretty common.