Any balance left over take her to small claims court so when she inherits you get paid.

@Redgy Saint-Germain I'm currently in the process of a 203k loan and my mortgage officer said they would apply the left over balance to my mortgage balance as a principle payment, but the monthly payment would stay the same.

You achieve your objective of saving on realtor commission while still getting it onto the MLS.

It is certainly a tough environment for deals right now - but also remember that cap rate is on the value and interest rate is on the debt balance so its not an immediate 1:1

Consider FHA loans for lower down payments, but remember, the key is to find properties where the rental income covers your mortgage and expenses, ensuring positive cash flow (although in Austin is will be hard, but not impossible, to accomplish)Aiming for five properties in five years is very ambitious but achievable with the right strategy.

Considering this is the outcome of a foreclosure, achieving this strategy would compress the timeline and save on legal expenses.

Request data on default rates and how they handle defaults.Check Licensing and Regulation:Ensure the firm is properly licensed and regulated by the appropriate state or federal authorities.Confirm their compliance with all relevant lending laws and regulations.Assess Financial Stability:Review the firm’s financial statements and balance sheets.

It's a balancing act and that's what landlords need to do to cover risks.

He typically achieves good return on his efforts but I do not believe I ever saw/heard his final numbers of this effort.  

@Tammy Garst there is a specific, detailed study report you would need to achieve financing of such project, and generally city/county approvals on build.