It's a single mom with one cute toddler that works her butt off to raise her kid, hold a full-time job, and go to school at night.

In the "industry", you would use an "Acquisition/Rehab" loan that allows you to use part of the loan to apply to the purchase of the property and you'll have some loan funds left over to use for the rehab.

I just don't want to sit with an elderly person or their kids and explain my position in that deal. 

I am currently unmarried, no kids and recently out of residency with six figures in medical school debt.

I also included an additional $7,500 starting balance at Year 1, since we would have money leftover from our first property, compared to the original investment of the previous strategies.

You should know the names of their kids and dogs, and vice versa.  

Air Force basic training happens here, so every week there is a big batch of families coming to see their kids graduate. 

Life is busy with regular work and a few kids, so just looking for any way to maximize our time where we can!

Not your typically RE agent and I don’t sell I only buy till the day I die, my kids will have that choice if they choose to sell.

  :)   Just kidding of course.Call the IRS business line 800-829-4933, put it on speaker and do something while holding for an hour.