I use Beyond pricing in my vacation rental markets and Pricelabs in my city/mid-term rental markets.

Points and loan details are TBD still as we're just getting the tentative process down on paper as we wade into the details. 

If we rent to own, they are OK, but we cant refinance because we don't have the deed.Are there any unique scenarios to help us get the property for little money out of pocket, we have the ability to have the deedSign a lease agreement with a purchase option that allows you to buy the property at an agreed price at the end of the lease term, consider establishing a partnership with the seller to jointly invest in property repairs and improvements.

In 30 years the balloon payment is due to the seller and that's when the taxes are due.Coupling a monetization loan to an installment sale accomplishes the same thing but puts cash in the sellers hands that can be re-invested.

This is a significant down side to me as a long term investor as it basically wipes out your cash flow. 

Also, I am guessing that due to the state of the house, it would not qualify for a conventional loan?

As someone who used to provide housecleaning services on their own time, in addition to being an acquisition specialist, I'd say if she has written terms for that or a website or service page stating that to agree to pay her.

Simplified Approval Process - SB 9 requires ministerial approval for eligible projects, meaning they bypass discretionary reviews that often involve lengthy public hearings and bureaucratic red tape.

(The typical commercial loans I use are at 9.5% right now so be prepared for that.)4. 

The investors put in $100,000 and he took out a hard money loan for his part.