The other requirement (that they will absolutely not waive) is to have 6 months worth of PITI (principal, interest, taxes, insurance) reserves available.  

You could have her put down the 20% down for investment properties through a commercial lender and give her 5-10% interest only on the loan each month till you can pay off the principal.

Since I am the principal broker I am not giving away half to some company I am hanging my license with.I am on internal systems for first looks because the brokerages know I screen my buyers upfront and look at financials.

On a 4.5% loan at 25 year amortization, your cost of capital is 6.67%, in fact (yearly payments of principal and interest on a $1MM loan are $66,699.90).I understand you're buying for the value add and the re-sell, but I'm going to have investors with a preferred return, so I need cash flow on day 1.

You begin by informing them of the consequences, perhaps begin with a threat, then a beating, maybe a knee capping and ultimately a killing to send a message to others.Debt collection follows the same principal in ever business to varying degrees.

I currently own 2 property which one is my principal residence and the other one I am renting it and making 500 per month profit on it.

From what I can read in the tax code it seems possible with the homestead exemption here:This annual exemption is available for “residential property that is occupied by its owner or owners as his or their principal dwelling place, or that is a leasehold interest on which a single family residence is situated, which is occupied as a residence by a person who has an ownership interest therein, legal or equitable or as a lessee, and on which the person is liable for the payment of property taxes

Or a principal residence?

We will receive title to the property, Sellers name will remain on the existing mortgage until we resell the house, refinance the existing mortgage, or pay off the property’s remaining principal mortgage balance.

I read some of this.Point number 1: Unless the agent is a principal broker they likely DID NOT get all of that 10k commissions.