I’m not saying I don’t offer one but ...Very plausible that the tenants are lying (even likely) but on the other side of that coin I am going to have to 2nd this opinion from Dennis.

Maybe come at her with an offer where she keeps some coin.

This is huge undertaking for a beginner however I want to practice running the numbers on this property.A little information on the propertyListed: $8,889,000County Appraisal - Improvement: $1,388,880County Appraisal - Land: $2,661,120Taxes: $125,000/yOn Market: 125+ daysBuilt: 1972Renovated: 201754 Units: 22.3% Studio, 63.2% 1Br/1B, 14.5% 2Br/2BRent between: $895-$1750100% Occupied - Average age of tenants ~35Cap Rate from Broker: 5.6%NOI: ~$500,000Assumed Vacancy: ~9%Coined Laundry: ~$500/mElectric Reimbursement: $2,500/mAdmin, Management, Turnover, Utilities (pool included): ~$100,000 Maintenance: $2,000/mInsurance: $25,000/yNeighborhoodAverage listing price: $420,000Average time on Market: 60 daysAverage price sq. ft.: $250 (SFH)Purchase InfoAssumed Purchase Price: $6,125,00025% Down over 30 years2% purchase costs: $122,000First year IRR: -3%I believe that the list price is overpriced for the area given competition.

May i ask for your friendly responsive closing title co. in Virginia beach... 

@Travis WhiteYou will hear crickets because most making that kind of coin are not on bigger pockets.

I was thinking of sending her a PDF of the ROP (called a CO in most places) that shows it is coded properly and leave it at that.What do you think? 

And the other side of the coin, if you dont buy a great deal and things go wrong and you end up getting foreclosed on the lender can seek a deficiency judgement against you.

I wish I could remember which of our BP colleagues coined the acronym VOM (Velocity of Money), but that seems a great description & something worth striving for.

I own gold coins, which are also an asset.

Consider hiring an Airbnb Hosting Co in your area.