5+ units DSCR or commercial mortgages. each one is used for different things. really matters purchase price. location of property and your physical location. dscr looks at the property and your credit score. commercial bank looks at you and the property. tax returns, w2s DTI. then the property needs to cash flow enough for them. dscr is a bit more lax but higher rate.

These include (but are not limited to);a. a drop dead date for her to refinance and take you off the mortgage (5 years, whatever);b. trigger events for her to refinance regardless of date (birth of child, remarriage, failure to maintain the house physically, cease using house as primary residence, failure to pay insurance or property taxes, no "subject to" sales and etc., etc).and no doubt a host of other things.Then there's your remedy if she fails to keep her end of the bargain, including who gets appreciation, right to possess or maintain, etc.Your credit score is far down the list of concerns

If you purchase a tax lien certificate and the property is vacant, do you have any right to rent it or only to physically secure it?

It can be physically demanding and as I age I know that I’m not gonna do this for another 20 years!

With the supply shortage of great houses, you'll have to put more down to create that intrinsic property.Very rarely are physical assets, especially infrastructure, intrinsic from day 1 at the highest leverage available.

Getting started with virtual wholesaling can be a lucrative way to break into real estate investing without needing to be physically present in the market you're targeting.

., I will show the the physical location , concrete structure we do, money spend on HUB , money Made on HUB (next time ask to show HUBS those are public records and will not interact with the law) We have a book with all deals made in the community ... and you check, verify every single transaction!  

I take all of the tenant calls, do all my own taxes and do almost none of the physical work.

Some sort of management courses would also be useful RE is not only managing a physical property but tenants, handymen, skilled tradesmen, etc.

(There are other ways to obtain/develop that evidence - such as using certified mail or my “practical advice” below.)In your case, because your friend found the letter inside the mailbox of the last known address, you now have specific evidence of having mailed the letter “…by first class mail, to the tenant's last known place of residence” - “Unless other arrangements (had been) made in writing by the tenant…”Again, in my (non-lawyer) opinion, you’ve complied with the letter of the law as to your concern - “Unless other arrangements (had been) made in writing by the tenant…”[Practical advice: Where I self-manage, in my “Notices” section of the lease, besides my physical address, phone numbers, etc for notices to me, I provide two email addresses for myself, and state in that part that email is my preferred method of communication.