FHA loan through my mortgage broker associates.

If it's on the higher side you may want to consider it for mid-term or long term rental, but if most stays are below 30 it can be viable for short-term! 

I didn’t leave lol, but I was speaking in terms of the business in general.

You would need to let them know you are 2nd lender and want to pay the loan off.

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

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

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.

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

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.

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