Quote from @Richard Schubert: I’m under contract for my 2nd SFH in Akron, Oh. 

So one way to change incomes is ERASE foreign nations competitive advantage in sectors, better known as TERIFFS.

There should be lenders that can execute with 20% down as well.

I am not worried about buying right now and I am learning from talking to you as well, so all isn't a complete waste.

Well, the reasons given generally fall into two categories - either tax benefits through an “installment” sale or obtaining an interest rate on their capital greater than what banks are paying.In my 45+ years doing real estate deals, I’ve found maybe once that the tax argument was considered by a seller; further the “greater than bank rate” argument is completely irrelevant because - the proceeds of a property sale were never going into a bank account, at least not most of the proceeds.

It seems the downpayment here for you is a killer and the place won't even cash flow that well?

Well they wont know it and to save money by not having a lawyer advise them .. boom they take title to all sorts of nasty crap.

You have a de minimis exception which is set at $2,500, and it can be doubled to $5,000 if you follow certain strict and tedious accounting practices known as AFS.

Well she can change her mind, but then she has to give you your money back AND pay for the expenses you incurred.

If he doesn't want to do that, boiling water works well-but make sure it is very targeted.My guess is he's trying to push you to see how far he can go because you're a new landlord and a woman.