There are outlier circumstances and big-picture strategies that could potentially apply; but that's why they need to talk to someone about their specific situation. 

@Daniel GrantzRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

This was months ago and family member has lawyered up to see what’s going on we did continue working until we ran out of credit card figuring once the money is released we could just pay off the cards but the money is still on hold Back in October we decided that money does not exist and started applying for hard money loan/speaking to lenders and have gotten nowhere.

@James JeffersonHi James,To buy out the property you need to probably apply for a loan through any lender.  

Same principles apply - being busy will create opportunity. 

If you gift a house, the fair market value (FMV) at the time of the gift applies to the lifetime gift limit—not the amount you purchased it for.

@David YoungRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

As investors we want to maximize revenue but to your point that still requires applying common sense and basic ethical principles.

What goes into proving that it is over 60% and when do you do it (before submitting for a permit or when you apply)?   

As a sole operator, you have all the policies and procedures in your head and can apply them to many properties without referring to a binder.