Pretty much every small business other than some obscure ones that are excluded (see below) If you have 12 Single Member LLCs that own your rental properties.

Since you won't be able to recognize it as a valid rental if you're charging under market rent and you also expect to be covering any house expenses that are outside of her budget, this seems the best choice. 

I think it is fair to say that there is somewhat of a tradeoff between markets that provide positive cash flow on day one and relatively high appreciation-based markets.

Most lenders that I work with give Wholesale Rates (vs retail rates when you go directly to a lender). 

I know there's seller finance and "B" lender that are good for the short term, but if a balloon payment is due say in 5 years, there's no guarantee that my DTI would be in a better place then I'd be stuck without funding. 

I am considering getting into this space (looking at some courses), but worried that its too late, and that deep local market knowledge/understanding of buyers/connection with developers etc is required to make this work, which only incumbent/long term investors will have and would be hard for a new entrant starting from scratch to catch-up...is my hypothesis valid in your opinion ?

Quote from @Carlyn Chism:I agree with Chris on a lender that might be a scam or make you may so much money interest because of the low credit score that you make $1.00 on the flip or no money.  

There are places that are tenant friendly and then there is California which is at another level completely.Have you thought about buying elsewhere? 

With Laundromats the the machines are your money maker (I know duh, but hang with me). 

UW is only as good as the numbers that are entered into the data cells.