@Ryan Blake I would love > 1.25% and think coverage like that is attainable, especially if I become a cash buyer with private money and I am patient enough.

I don't know how the Service would like a scenario like that.The most common scenario we get with situations like this is that if she can be patient, then she moves out of that house for a year and rents it. 

Slow and steady wins the race.... be patient.

Secondly, if you are patient, network and find someone who is willing to help because they want to help you and they see the mutual long term benefit of doing so, this person will be invested in your success and will see you more than another business transaction.

Beware the fury of the patient once angered."   

I'm trying to determine if I need to just be patient, keep dropping the price, or make improvements to the home.

Hi All,Please be patient and kind, as I'm new to using hard money lenders, and am a tad confused.

I just need to be patient.

(If you have a SUPER patient wife and the desire to do it.) https://www.biggerpockets.com/renewsblog/how-to-use-the-va-loan-to-build-capital-for-real-estate-investing/

Be patient with your first search, it can take time to find a deal and I've found the harder you try to make it happen, the harder it is to find a deal.