There is nothing you can put in your spreadsheet to account for that in any reasonably accurate way.There's a reason the locals aren't all over this deal, unless you are unusually lucky.

You can as long as the contract does not specifically disallow it,  but it would be unusual for there to be enough meat on the bone in today's market for three levels of investors.

It's pretty unusual for wealthy people to say "Hey pal, teach my son to do something, here's a cool million, if you make money we'll give you another million next year and each year thereafter, have fun!"

It's not unusual for an owner to refuse to release financials until an offer is made.

It's not unusual for tenants to keep asking for a few more days or another week.

That's very unusual for a duplex.

The more unusual they act,  the more leery I am.  

(1) That's highly unusual, unless she is short on equity.

@Gilbert Hernandez Business lending is not unusual.

house under contract with nothing unusual from the bank. 2 months later bank counters offer at 220k WTH????