Also Texas is a lot less conservative and more diverse than a lot of people in CA acknowledge.

Problem with what he said is he seems content to blame the whole thing on them and not acknowledge the bigger fish regarding the issue. 

Would his parents be willing to co- sign (not even saying you should do that but would be interesting to know their comfort level) my answer might change if this was a sniper together young man who came to you with a thought out plan and an acknowledgement of the risks but right now I see trouble.

We're right to acknowledge the risk of investment, because there are no guarantees in life except death and taxes. 

You can ask them to sign an addendum acknowledging changes. 

@Matt M. sounds about right.As they say- the first part of fixing a problem is acknowledging there is one.

How do you not acknowledge the punitive system that institutes to those who work harder, who do more than average, to achieve more than average?     

I also acknowledge that the way I wrote the original post made those to think my points were literal.  

You acknowledge you learned the requirement late and tried to do the best thing.

An addendum to the contract executed by the seller releasing the straw man and acknowledging the new buyer cleans up the contract.