Way too much risk. 

Prove that up to the seller so that they know you are a great credit risk. 

How SB-423 Accelerates Coastal Development: // Faster Permitting ·For projects with 150 units or fewer: - Eligibility Review deadline: 60 days from submittal - Approval deadline, including Design Review: 90 days from submittal · For projects with more than 150 units: - Eligibility Review deadline: 90 days from submittal - Approval deadline, including Design Review: 180 days from submittal · No public hearings or environmental impact reports for qualifying projects // Smarter Development Rules · Excludes high-risk areas, like those prone to sea-level rise · Ensures projects meet affordability and public investment requirements // More Housing, Less Uncertainty · Projects stay approved if at least 50% of units are affordable and include public investment beyond tax credits · Opens up new opportunities in previously restricted areas · Clearer guidelines help developers plan with confidence

Then I would do a low risk flip ( rehab less than a few weeks) for hopefully a 10-15% profit, repeat until I have a nice down payment and am sure that I would be able to qualify for a refinance, then buy a buy and hold then continue flipping until I get to the next buy and hold - in theory, the time between each property should decrease as I should be getting capital from the buy + hold as well as I would already have my reserves built up.

I don't know, it sounds kind of weird but my friend is kind of freaking out about potential liability since the lien was literally placed on the house essentially hours before closing. she needs to contact whoever wrote the title insurance.. the attorney is just an agent for the insurance carrier.. that should fast track.. this happens I have had it happen to me by crooks/criminals literally who put a mortgage on a property 15 minutes before my title company recorded my mortgage so when my title policy came out i was in second position not first position as my escrow instructions stated I needed to be .. 

You risk the chance of being sued for not letting someone apply that asked.Hope this helps, feel free to reach out if you have any other questions

Then she still only makes 2% extra for taking the risk of you not paying versus a bank.

It  depends on your risk tolerance and what other assets you’d like to protect.

Now you can always rent it out and just keep it on the down low but just be aware of the risk.

Consider putting the property up for sale and get your life back on track, then try investing again.