I started thinking about having a co-signer.

The other option I have is to get a co-signer, but both my parents are in so much debt and bad credit scores that the lenders would never approve them and I don’t have anyone else that I could ask to put a property on their debt-to-income ratio/credit report.

And as a CO investor myself, I know it's pretty hard to find good rentals these days.Must say, however, I'm not familiar with the Longmont area and maybe there the situation is different.GOOD LUCK!!

First time buyer in Ny , I’m considering buying a co-op my plan was to live there a year and then rent it out for cash flow , I’m concerned for two reasons firstly because of everything that’s going on and my Gut and brain says the market will drop, secondly I have heard to stay away from co-ops , but as the title says I am a newbie so what do I know.Any advice is appreciated Ps. 

If I become a co-owner of my parents house, how will that affect me buying a house?

If I inform my lender on the 10th to add her on as a co-signer would this affect anything on the first home or because she signed and paid on the 9th this is officially the second home she’d be purchasing?

Can I take out the renovation load on her behalf or can she do it with me as a co-signer?

Might have to get a co-signer though. best of luck 

I believe the Rollover Gain rule you refer to no longer exists as it was replaced by the primary residence capital gain exclusion we've been discussing.I also think unless they were a co-owner of the house during the past 2 of 5 years, a new spouse won't qualify for the exemption even if the house was their primary.This is how I understand the rules. 

Then you'll have real info to approach hard money lenders with or a co-investor and split the deal. 50% of a deal is better than 0% of no deal