I'm a big research nut but I'm trying to not get stuck here. 

I think you'd be nuts to think you have to own your own home before an investment property.

The deals happen so quickly calling the cops may not be as fruitful unless they were able to search the house.

Thanks for the input Jeremy'I have always liked LO as a valid strategy ,with a caveat,,,As long as all parties get what they want at the end of the road,,,,Having said that,as easy as the concept is,I am finding LO a tough little nut to crackMaking "the moon and the stars and the solar system" line up before I can put the deal together,,,Lots of moving parts to say the least,,,I dont need to be haunted by a pissed off seller or tenant,,in my station of life,,[Im no spring chicken,,,you wont see me in "The Cage" at a WWF bloodbath fist fight,,sorry guys,,not todayHonestly JeremyThanks for the good adviceDD

This is in the Palm Springs area and it is a desirable place to live so even if she left, I know tenants are not hard to come by.All of my deals have been "low hanging fruit" wholesale deals with equity cause this is who I have been direct marketing to but now running ads this is my first lead that is not so clean.Is a seller financing situation the best case with a down payment of the balances owed being worked out?

Too much production and your heirs enjoy the fruits of your labor but you and your wife don't.

It's also the low hanging fruit in terms of answers.Even if the OP found a HML that would advance on a future value so as to limit her down payment, the interest demand will likely put her underwater.  

Now, I want to emphasize that this hasn't yet come to pass, so I'm not offering it up as proof that you should jump into something similar, just as a verification that your idea isn't completely nuts (or that I'm nuts too!)  

All the nuts and bolts about their financials are personnel information.

If they are only slightly unreasonable a LA would take the listing and try to get them down after it sits for a bit.Anyone who takes a listing at 2x market value is nuts though.