With conventional long-term rentals, if you're an established landlord, lenders will count the income from a new rental property right away, allowing you to use it to qualify to purchase another.

Thank you to everyone who responded, defiantly gave me a lot to think about!

He says he doesn’t spend a lot of time each month but it might be a lot to manage 84 units knowing I will not make enough to outsource management until the note is paid off in 8 years.

Sounds like she's already an established landlord so conventional lenders should be counting the income from each property she buys right away.

I would open an LLC establish an EIN, open a business checking account with major FDIC bank. 

But something just did not add up with those guys ( and they were AZ based and slick as all get out) But to easy to approve me just send 10k for due diligence. only somewhat related but BiggerPockets really needs to acknowledge a new category of lender that falls in the Non-QM space (any mortgage thats not qualifying under the Agency QM rules - including DSCR lenders but also many established non-bank lenders that focus on pretty standard mortgage products that are part of the established Secondary Market and Finance Infastructure). 

Eliminate debt, establish a budget, and save.

Does he have any established US credit?

I could just not allow myself to spend the $1000 to join into the "girl click" that she has established. 

That's a lot to ask of a complete stranger!