Hi BiggerPockets Community,
I’m Josh, 26 years old, current project manager and aspiring asset manager diving into a new venture that I’m excited to share. I’ve developed a Comprehensive Investor Report (CIR) for a p...

Sounds like you’ve covered a lot of ground in just four years—BRRRRs, wholesaling, land flipping, and now lending.

Since you won't be able to recognize it as a valid rental if you're charging under market rent and you also expect to be covering any house expenses that are outside of her budget, this seems the best choice. 

Hard money loan that covered 100% of rehab and 90% of purchase.

.🔹 How It Works:If your rental income falls short of covering your mortgage (PITI), you can use liquid assets to supplement your income.

Just make sure the bed/bath count is correct as it can affect the income drastically 

As for non-bank loans, I'm familiar with a loan program that provides 100% financing, but it requires a minimum 650 credit score and proof of funds covering 12 months of interest.

Would an umbrella policy cover us? 

Even with those small pieces of glass, the cleaners need to take care to get any dust or lint left behind after wiping them down.I use various size dining placemats as covers for the glass which keeps them looking good and from damage.

The warranty company takes its time accessing the situation, and then they tell you there is a deductible; they will only cover so much; you need to use their preferred company, and it will take three weeks.