Lower Downtown or "LoDo" in Denver was riddled with crumbling warehouses occupied by homeless folks in the early 90's.  

The area they live in has been invested in by people on either coast who want a return and cashflow (not saying it's wrong to want to make money), but the city has a high homeless rate and low wages.

This results in a few things. 1) They will allow for 5% down (with insurance, of course). 2) They give you a lower rate than investment properties (because of the lower perceived risk, aka you don't want to go homeless). 

What is the difference between her son, who is not on the lease, and a homeless person, who is not on the lease?

Homeless Crisis.

@Chris Reyes my why was being homeless having to go into a shelter when I was younger in the Bronx and my mom getting on section 8 and losing it .

Also,  Neither I or my other siblings want to force my unemployed brother and sister out of the house because we do not want them to be homeless.

My advice is to seek out a SFH where you can put 10% to purchase a Vacation home (less money out of pocket, wooohoo!)

Opportunities popping up, watch for the freight train it comes in fast.Keep your credit good, cash in checking and stay on the w-2 job.If you had a forbearance and owe -sell the property or bring the lump sum current to be ready to buy with a loan. we are not seeing fire sales in Most of Oregon.. maybe some really bad areas of PDX were its the homeless campers causing devaluation. 

There are homeless everywhere and poop on the streets.