I like to look at it this way; here is a simplified example.You buy a 100k asset with 20% down, which is 20k.

Thanks Jonathan for the tip about an induction plate and a Breville countertop convection oven, that sounds like exactly what I need, and would really simplify things from an electrical perspective. 

Plus, it simplifies my logistics. 

Yeah you're missing the most important part: ignore "rules" created by others to overly simplify a process that is highly personal and subjective.It doesn't matter if your property doesnt meet the guidelines others use.

Lots of moving parts here, hoping someone experienced can help me to simplify.

Suggest to them to produce those items as some element of proof on their end because it might simplify the search by pinpointing timing.

You could have a holding company to simplify the taxes if you would like that.I’m not sure what type of law the lawyers you spoke to practice, but I would look for either a real estate lawyer or a business contract lawyer.

For example, DO let them know in simplified terms that claiming that they can't pay if they have some income to pay (and you have their pay stubs proving that they do) is perjury, which is a felony and carries a fine of much more than their rent payment.

This simplifies the process and number of people I have to find/involve, and dodges hard money.

Seller's mother was the owner and passed away earlier this year, she's looking to simplify and sell to avoid having to deal with being a landlord.