Hopefully the deposit covers Jan rent, make sure you give them an itemized list of the money owed to you for any damages or unpaid rent. 

And even a good PM will not watch your money like you do.

Seller financing, private money, and subject-to deals can open up opportunities that others might pass on.🔹 Maximizing Value – A distressed property isn’t just about fixing what’s broken; it’s about repositioning it for the best possible return.

But rule number 1 and 2 in investing is don’t lose money.

And these would generally be 12% so you blend the 8% bank money and the 12% private money to get your rate.. 

Wouldn't it make more sense to raise money privately?

It’s concerning as I have a lot of money tied up in this.

These programs offer options for less money down and in some cases DPA - Down payment assistance.As a banker for over 18+ years I am very skeptical when I hear a new name in the business only because its become tougher to lend with all of the new laws and credit/insurance requirements and regulations.  

I've never heard money/profit described as cute, so it's not important.The most important thing you mentioned, was the rent potential and ARV. 

And she's hardly saving money if she's using an electric space heater as the only source.