Not believing your numbers, or massaging your numbers to fit the deal.

(You May want to massage this as it may be interpreted as no lawn mowing required either “Please continue to bring to my attention any required maintenance by submitting a brief description and pictures to _____@ myemailaddy.com so we can both ensure your home remains as lovely as it was the day you viewed it!

I should note that I do have a couple properties in mind, one of which I'm working with a lawyer on to craft/legally massage the LOI (and future PSA) and have started discussions with lenders.Exciting!

Although your percentages are solid, consider massaging them a bit.

I massaged the numbers way too much and as I started going through due diligence I began to realize that these weren't good deals. 

Your other numbers need massaging too.

In the beginning I wanted ever call to be a lead and every lead a deal and I spent a lot of wasted time trying to massage a lead like this.

Food is an obvious suggestionVape/Smoke shop Massage(we have lots and lots are near gaming parlors)Acupuncture A mini mart.

The biggest hit points you need to know walking into the conversation:Your DTI (debt to income ratio)Your general credit scoreThe type of property you're going to be purchasing#1: Your total debt will show up on the hard credit pull they do when you apply for a mortgage, don't try to massage the numbers here.

I would also shy away from doing things that require massaging information to a lender.You mentioned that she owns the property outright.