@robert deforge I understand your situation, if I were to be in that same position honestly I would keep working for more capital, something like wholesaling houses or even flipping them with the 40k and getting a lender involved or even a mortgage company and creating a bit more capital, ultimately to get into multi-family apartment buildings... all you need is about 25% of your total pp. for a 1 million dollar property your looking at about 250k to purchase and a bit of commercial knowledge you can do very well, you can also get a lender and make him a partner in the deal as well to lower the capital needed upfront all with just a solid deal for the lender... start networking!

Ultimately, I don't think it matters much. 

Anyone who is ultimately willing to look past your inexperience; anyone who is willing to prioritize your enthusiasm over your core competency.

It’s important to figure out your goals and objectives, and then that will ultimately give you a few areas that you can narrow it down to.

If both buyer and seller have prepared for this contingency, then the ultimate outcome shouldn’t be much of a problem.

Obviously they will be counseled against this but ultimately the property is theirs and they can do what they wish. 

I was renting every room in the house and at one point split half of my room with a curtain and rented out the other half to my 68 year old co-worker (I ultimately do not recommend this...)But, the more uncomfortable you're willing to be, the more "doable" it will likely be.

It was pretty hard to find properties where the numbers and landlord laws made sense which is what ultimately led me to investing in Columbus, OH.Not to mention the upcoming legislation on the November ballot that can really hinder your returns from rental properties.

Is this ultimately about ID theft and loss of funds? 

Ultimately I had to engage our title policy.