But generally speaking with the new landlord rules etc I wont fund occupied houses whether at auction or non Auction I want them vacant before we fund them.

@James Syed I am not familiar with your county rules.

With the new commission rules you can stay flexible with an offer of buyer agent commission, rather than having to commit to a certain percentage going to the buyer agent upfront. 

If not you might be stuck with the work and the commitment to doing it since the city would be the ruling party.

This is how I would recommend doing it:First a caveat I am in Tampa, FL and do not know any rules or laws for CA or dealing with the permits for Joshua Tree.1.

Are you comfortable analyzing ARVs, purchase price, 70% rule, rehab costs, holding costs, etc

These days, DSCR loans are really the go-to product for investors but many different lenders have overlays and specific sets of rules in their playbook.

  #1 rule is not to trust them, but they still have value. 

If she lives rent-free, you retain control of the property but lose the ability to claim rental-related deductions.For long-term planning, consult a CPA and attorney to ensure compliance with tax rules and align ownership structure with your goals, including potential conversion to a rental or estate planning considerations.

Are there any rules, laws, or regulations regarding this?