Wells Fargo, Bank of America, etc. are notorious for taking applications and telling you everything is great, and then coming back with stipulations or denials that should have been mentioned long before an application was taken or credit was ran.

Theyre offering me above what I listed the property for plus some additional funds with the stipulation that its 6 months which isn't an issue but I need a PM since I'm out of state and might need them to be pretty quick and reliable.

Of allowances for over crowding in homes(which contributes to property damage) with there stipulations for occupancy its actually pretty horrible, I myself do not agree with HUD allowing individuals to perpetually be "low income" receipts for basically all their lives if they choose and allowing individuals to remain on $0 income status for extended periods of time is just a horrible horrible system.

Yes, absolutely 100% The things you should have are the tenants owning their own home, good systems and processes , a decent lot rent , stabilized , city utilities, some type of boots on the ground (manager or other ) , and a decent to good market (demand wise)For sure it can be done (with caveats and stipulations ).

Another stipulation of the refi is that we have the place fully rented before starting the refi, which we hope will be done here in the next couple of days.  

There is no stipulation as to whether or not children are living in the house.   

A "cash only" deal is one where the seller stipulates "cash only".

Like: Parties, address or property, legal description, sale price, terms of price, earnest money deposit amount, title clause, inspection clause, damage to premises, closing date, what closing costs are covered and who pays them, taxes current, date for possession, access prior to closing, and a space to right out any special stipulations.

@Bryan Hartlen Disputing the value of preservation repairs is an entire chapter of stipulations with back and forth notices and its own set of deadlines and magical referees etc.

It can get messy when it comes to liability, the GC insurance can go after subs same stipulations based on contracts.