You may miss a better house at your price while you are tied up with this one. 

Looking for ideas on a Debt investment.I have $20,000 to invest in a debt fund or with partner. 8% + return, 6mo-2yr tie up.Prefer seasoned company with many successful deals to their credit.Non-Accredited, SDIRA acceptable.Thanksps: I am not looking at this time for anymore equity investments

I wont tie up enough in this deal to be bankrupt or "broke on the wheel of life" or god forbid "shamed".

@Catherine Stevenson I have previously dealt with unresponsive property management and contractors and have found that it is better off going your separate ways as soon as possible no matter what the loss, it is often better to cut ties right away. 

After giving her all the other advice, remind her to think long and hard whether or not she wants to continue to be tied to the property and relying on another person to make the deal work, OR, if she'd rather sell it outright and be free of the whole thing.Think about it:  just because you CAN structure a creative financing deal, doesn't always mean you SHOULD do that.

In my book, these two don’t tie together well.  

Over long periods of time, properties tend to appreciate so you should see both appreciation and cash flow on properties but different type properties tied to different locations will do better with appreciation vs cash flow or vice versa.  

@Peter Hanson...yeah nothing really cash flows in the whole SoCal area from what I've seen..plus there is strong rent control with the threat of it becoming stronger on the upcoming November ballot. 

I think that's an opportunity for you especially considering she's not going to be able to make her cousin leave from a familial point of view while you have no blood ties with the guy - and he knows it.I'd try cash for keys first with him if you can get a signature with the cash (maybe even include a clause that he gives up any property claims) and go from there.

At the end of the day you never want to have your own money tied up.