You can get the Bigger Pockets paid membership and use their Find a Market Tool to analyze.

Have your Tax CPA do Income averaging in later years torecoup taxes paid out at higher tax brackets when you sold.N.

Add to that top dollar is being paid for rentals.

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

For me, it’s been a mix of local friends and paid contractors.

Last we paid $300, FOR THE ENTIRE SEASON!

That's how any salesperson is paid.

Another option is hard money for the purchase and rehab, which is paid off with a Rate/Term or cashout refi afterward.I would not have her deed the house to you so that you can borrow against it if she's selling it to you and not giving it to you.

Just because your guest paid one price a year or two ago doesn't mean you haven't had higher expenses or more traction in bookings to add to demand.  

I understand the concept insofar as if I'd purchased the property, the basis would be what I'd paid it.