If not, you may have to qualify with the full mortgage payment against your debt to income ratio, including the new home that you are looking to purchase.From a tax standpoint, you may want to speak with @Natalie Kolodij. 

Do they require payment on site or do they give you a certain number of days to close the transaction?

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

There are tons of loans out there that use just the projected or actual income from a property vs the payment of the property (DSCR loans). 

Maybe a better question would have been if you know how much money you have for a down payment on a property? 

As already mentioned, you could sell via seller financing to lower AGI, as all you would have to claim is the payment income - until balloon payment received.Did know an investor that had 14 properties paid off and he moved into one every two years to then sell with the $250k single exemption.

I was told by her that you first have to put a down payment on a property in order to see the inside?

Your son is responsible for making payments on time or ruining this seller's credit. 

.- get into real estate with a lower rate and lesser percentage down payment.

I’m close to saving up for a down payment but it’s taking forever!