Otherwise get a glass or plexiglass cover made for the top because not everyone will use coasters.

This is because they didn’t budget properly and rent wasn’t high enough to cover actual expenses (repairs and maintenance, cap ex, vacancy and loss, tenant damage and turnovers, etc don’t expect to have any money left over after all of these expenses are accounted for if the rent is less than $1,500/month). 

There is no insurance that covers an increase in HOA assessments. 

If you use a property manager, you'll need at least 50 rentals to cover the additional expenses.

So hard money loan in my name, down payment and carrying costs covered by her but we still need to meet to hash out the details.

New roof, siding, soffit, fascia, flooring upstair, repair fencing, yard work/landscaping, new flooring upstairs, new vanities, kitchen remodel, new paint job What was the outcome?

I am ok w/having to also pay a few hundred dollars to cover my mortgage if I can’t get $2400 monthly for it.

A ground-up construction loan for a new investor on some vacant land would also be a no-go as you must be able to show successful exits (refinance or sale) from a few projects before that's an option.So, we need to be able to see funds in your account that can cover the down payment, closing costs, and some reserves left over that will allow you to start your rehab.• No entity to close in: Though an LLC/entity is not a must-have, it's a nice-to-have prior to seeking financing.

I have a great tenant and very few repairs issues (I put in a new HVAC and water heater a year before I moved out) but will eventually need a new roof (house was built in 2005). 

Sounds like such a cover up.